South Lake Tahoe City Council
June 18, 2024

TABLE 76: HEIGHT AND ROOF STANDARDS

DISTRICT TSC-C TSC-MU

TSC-MUC &

TSC-MUC

SPECIAL
AREA #1
TSC-G
&1TSG-G

SPECIAL
AREA #1*
TSCNMX REC #
Building Height Maximum
(feet)
95, with the
exception of
75 at the
northeast
corner of
Ski Run/US
Highway 50
56 65 56 42 36 36 
Building Height Maximum
(stories) 6 (D) 4 (D) 4 (D) 3 (D) 3 (D) 3 (D) 
Minimum Number of
Stories at the Street Wall
along Hwy 50/Lake Tahoe
Blvd
2 (Stateline
Node Only) n/a 
Building Stepbacks
Street Facing Structures shall not interrupt a line of a 1:1 slope extending upward from 30 feet above the n/a 
1289
Tourist Core Area Plan
Development and Design Standards C-24 October 15, 2013May 2024 existing grade of the street street-facing setback
line
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 (ED)
n/a 
Ground Floor Minimum
Height, Non-Residential
Uses (ft)
15 15 15 n/a n/a

Roof Slope 53:12 to 12:12 (FE) 
Roof Height For buildings one to three stories, the height of the sloped roof must be a minimum 40% of the height of the building. (F) 

1.* The maximum height for TSC-G Special Area 1 is 56 feet, or 4 stories for uses other than singlefamily dwellings.

A. Additional Height for Public Service Facilities. Building height, 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 Ordinance shall be made.

B. 100% Deed Restricted Housing in Town Centers. Residential developments or mixeduse 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.

D. C. Viewshed Protection. To ensure compatibility with adjacent uses and viewshed protection, buildings must not project above the forest canopy, ridge lines, or otherwise detract from the viewshed and the review authority must make findings 1, 3, 5, and 9 of Section 37.7 of the TRPA Code of Ordinances in approving any project consisting of three or more stories (see Appendix B).

E. D. Transition Height. To ensure compatibility with adjacent residential uses, buildings that are permitted additional height shall have additional buffering in addition to the required setback. Provisions may include, but are not limited to the following:
 Reduced height
 Increased side yard or rear yard setback
 Building orientation
 Landscaping Landscape buffering with oversized trees
F. E. Roof Design. Buildings shall have a definitive “top” that steps, slopes, or otherwise breaks the rectangular form of the building. Dormer windows and other roof appurtenances (chimneys, towers, or other special features) are encouraged within the sloping sloped roof area and may be erected to a height ten percent of the otherwise permissible maximum height, or a height of six feet, whichever is less. 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 the primary roof pitch and shall not be within the predominant view ofas long as it is not visible from the public right-of-way or a TRPA scenic resource ….. Covered parking and parking structures are exceptions and may be 1290
Tourist Core Area Plan
Development and Design Standards C-25 October 15, 2013May 2024 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.

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

TABLE 87: BUILDING FORM STANDARDS

DISTRICT TSC-C TSC-MU

TSC-MUC
& TSCMUC

SPECIAL
AREA #1

TSC-G &
TSC-G

SPECIAL
AREA #1
TSC-NMX #
Maximum Length of Blank
Wall 25 (GA) 25 (GA) 25 (GA) 25 (GA) 25 (GA) 
Required Transparency (%
of building wall area) 75 (GA) 60 (GA) 75 (GA) 60 (GA) n/a  Building Design and
ArticulationModulation
Any building over 50 feet wide shall not run in a
continuous plane (HB) shall be broken down
simulate a series of buildings no wider than 50 feet
each
n/a
G. 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.
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Development and Design Standards C-26 October 15, 2013May 2024

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:

1. Parking Garage Rooftop Planting. Uncovered parking on the top level of a parking structure shall have rooftop planters with a minimum dimension depth 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:

1. 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

2. Street-facing building walls will exhibit architectural relief and detail, and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

H. 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 reinforce the Region’s natural and mountain identity.

1.4. C. Building Modulation and Details. Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance.

There shall be a clear distinction between the base, middle, and top of the building, as illustrated in Appendix B, South Lake Tahoe Design Guidelines (2-26), Section

3. 1. The top of the building shall be accentuated by the use of roof forms, gables, projections, brackets, and overhangs.

1.2. Building façades shall be articulated and include active facades, withinclude building projections or recesses, doorway and window trims, textured materials, differentiated piers and columns, awnings, and other details that provide architectural articulation and design interest.

2.3. Cornices, balconies, roof terraces, and other architectural elements should be used, as appropriate, to terminate rooflines and accentuate setbacks between stories.

3.4. All applied Buildings shall have surface ornamentation or decorative detailing shall be that is consistent with the architectural style of the building.

4.5. 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.

5.6. Buildings greater than 50 feet wide shall be broken down vertically and horizontally, so that any plane visible from the public right-of-way does not 1292
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Development and Design Standards C-27 October 15, 2013May 2024 run continuously for more than 50 feet without incorporating at least 2 of the following design elements through separate features:
a. A minimum 2-foot change in 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 8 inches. Columns shall be accentuated with stone or wood.
c. A minimum 18-inch change in height for at least 15 feet. a.d.Ground floor courtyards that are recessed at least 15 feet into the building footprint.

D. Exterior 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.

7. A unified palette of quality materials shall be used on all sides of buildings.

6.8. Stucco and plaster shall be limited to 40 percent of each building façade.

Stucco areas shall blend with the natural materials to provide interest and variety. Rough textured materials are preferred.

7.9. Colors shall be used to help delineate windows and other architectural features to increase architectural interest.

8.10. A variety of natural-appearing materials (e.g., wood siding, rock wainscoting, rough sawn timber, log timbers, natural stained lumber) shall should provide contrast on building facades.

9.11. Colors 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.

12. Roofs, including mechanical equipment and skylights, shall be constructed of non-glare finishes and earth tone colors that minimize reflectivity.

E. E. Dumpster and Trash Enclosures Design Standards. In addition to requirements in SLCC Section 6.10.110.A.5, the materials and colors used for the enclosure shall match that of the primary structure.

PARKING, LOADING, LANDSCAPING AND OPEN SPACE
The proposed parking and loading location standards are intended to enhance walkability and reduce the visual dominance of surface parking lots in the area by setting them back from the street. Parking in each district is required to be setback from the street property line with access from a side street or alley wherever possible. Limitations on the number of curb cuts and driveway widths from the South Tahoe Redevelopment Demonstration Plan have been carried forward. To support a “park once” atmosphere where visitors park once and patronize multiple businesses, new parking facilities are to be designed to accommodate cross-access to/from 1293
Tourist Core Area Plan
Development and Design Standards C-28 October 15, 2013May 2024 adjacent properties to allow parking areas to become joint use facilities even if initially serving only one development.

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

Standards are established for the minimum amount of open space and landscaping. Residential open space is required in all residential and mixed-use development. A key component of the vision for the Tourist Center District is to provide areas for public gathering. To implement this vision, public open space is required with substantial developments (developments over 50,000 square feet of nonresidential floor area on site greater than two acres in size) in the TSC-C and TSC-MUC districts.

TABLE 98: PARKING, LOADING, LANDSCAPING, AND OPEN SPACE STANDARDS

DISTRICT TSC-C TSC-MU

TSC-MUC
& TSCMUC

SPEICAL
AREA #1

TSC-G &
TSC-G

SPECIAL
AREA #1
TSC-NMX #
Minimum Parking Setbacks Parking setbacks are subject to the frontage setback standards established in Table 5 (IA). 
Minimum Setback from Street
Property Line (ft) 30 (H) 20 (H) 20 (H) 20 (H) 20 (H)  Setback from Buildings and
Public Plazas (ft)
Above ground parking shall be
setback from buildings and public
plazas with a walkway and/or
landscaping.
n/a n/a 
Access Location Side street or alley wherever possible  Shared Access See additional regulations (IB) 
Curb Cuts
Minimized and in areas least likely to affect pedestrian circulation; maximum one driveway per frontage for lots with 150 feet of frontage or less, maximum two driveways for lots with more than 150 feet of frontage
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Development and Design Standards C-29 October 15, 2013May 2024 TABLE 98: PARKING, LOADING, LANDSCAPING, AND OPEN SPACE STANDARDS

DISTRICT TSC-C TSC-MU

TSC-MUC
& TSCMUC

SPEICAL
AREA #1

TSC-G &
TSC-G

SPECIAL
AREA #1
TSC-NMX #
Loading/Service Areas/Porte
Cochere
Side or rear of lot; must be screened from public
ROWright-of-way

Underground Parking Visibility Maximum height of underground parking area visible from the street (parking podium) is 3 feet from finished grade.  Parking, Driveway and Loading
Standards
See Subject to South Lake Tahoe City Code, Chapter

56.10, Land Use Development Standards, Article VIII.

Parking, Driveway and Loading Spaces.

Minimum Residential Open
Space (sq ft per unit) 100 (JH) 100 (JH) 100 (JH) 100 (JH) 100 (JH) Minimum Public Open Space,
sites two acres or more in size (KI) n/a (KI) n/a n/a
Minimum Amount of
Landscaping (% of site) 10 15 15 15 20
I.A. A. Limitations on Location of Parking. Parking shall be located underground, behind a building, or on the interior side or rear of the site. Parking may be located within the required setback, subject to the following requirements.

1. Completely Underground and Partially Submerged Parking. Parking completely or partially underground, may be located within the required side or rear setback. Any above ground portions need to meet setback requirement ….

2. Surface Parking. Above ground surface parking may be located within the required front setback with Development Services Director approval provided:

1. Buildings are built close to the public sidewalk to the maximum extent feasible;A minimum of 30 percent of the frontage is maintained for pedestrian access through a courtyard, plaza, or vegetated area; and

2.1. The parking area is screened along the public right-of-way with public art, hedges, trellises, and/or landscaping; and or
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Tourist Core Area Plan
Development and Design Standards C-30 October 15, 2013May 2024

3. 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.

3. Parking Garages. Multi-level parking garages are subject to the building setback standards in Table 5, Building Placement Standards.. .

3.4. Adjacent to Residential Districts. When adjacent to a residential district, the side and rear parking area setback shall be 50 percent of the required structure setback. City-approved parking barriers/bollards, vegetation, and fence shall be installed in the setback.

J.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.

K.D. Commercial Parking Ratios in Town Centers. The number of parking spaces, as stated in City Code Section 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.

1. When the project is within a half mile of a transit stop, a 25 percent reduction in parking spaces may be applied.

2. The required number of parking spaces may be further reduced should the project incorporate alternative transportation measures, including but not limited to those listed below, or provide a parking demand analysis that supports the number of proposed spaces. The extent of the reduction shall be at the discretion of the decision-making authority.
a. 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.
b. 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 recorded through a deed restriction.
c. 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. 1296
Tourist Core Area Plan
Development and Design Standards C-31 October 15, 2013May 2024 d. Payment into a parking management district, established by the City or other entity responsible for parking facilities and management in the area.

3. The required number of parking spaces may be increased by 25 percent when the following findings are made.
a. Due to the nature or business patterns of the use, additional parking is required to meet vehicle demand.
b. Applicant shall demonstrate the need for requested parking.

1.4. The required number of parking spaces may be increased beyond 25 percent through the issuance of a use permitSpecial Use Permit per SLTCC City Code Section 6.55.620, and when all the following are met.:
a. A parking demand analysis justifies the proposed number of spaces. b. It is demonstrated that safety for pedestrians and other vehicles will be enhanced by the additional parking.
c. The environmental impact of the use will be lessened by the increase in parking spaces.
d. Any additional information as deemed necessary.

E. Multi-Family Residential 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.

F. 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.

L.

M.G. Residential Open Space. To promote community building, residential open space shall be accessible to all residents and compliant with the Americans with Disabilities Act.

These areas typically consist of walks, patios, swimming pools, barbeque areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development Residential open space may be common or private open space. Private areas typically consist of balconies, decks, patios, fenced yards, and other similar areas outside the residence. Common areas typically consist of landscaped areas, walks, patios, swimming pools, barbeque areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development. Landscaped courtyard entries that are oriented towards a public street are considered common areas. All areas not improved with buildings, parking, vehicular accessways, trash enclosures, and similar items shall be developed as common areas.

1. Minimum Dimensions.
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Development and Design Standards C-32 October 15, 2013May 2024

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

Private open space located above ground level (e.g., balconies) shall have no horizontal dimension less than six feet.

2.b.Common Open Space. Minimum horizontal dimension of 20 feet.

2. Usability. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may be any practical combination of lawn, garden, flagstone pavers, wood plankingplanks, concrete, or other serviceable, dust dust-free surfacing. The maximum slope shall not exceed 10 percent.

Seating areas and plazas should be located in areas with good solar exposure.

3. Accessibility.

1.a.Private Open Space. The space shall be accessible to only one living unit by a doorway to a habitable room or hallway.

2.b.Common Open Space. The space shall be accessible to all the living units on the lot and be ADA compliant.

4. Limitations on 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.

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

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

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

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

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

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

SUBSTITUTE DESIGN STANDARDS
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Tourist Core Area Plan
Development and Design Standards C-33 October 15, 2013May 2024 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 is provided that are necessary to provide safety and security as well as provide, in limited areas, the night lighting that will allow for a festive atmosphere enhancing the qualities of an active civic place.

All projects within the Tourist Core Area Plan shall meet the standards listed below and the standards in the Citywide Design Standards and the Parking, Driveway and Loading Space Standards in Chapter 5 of the City Code and the Sign Standards in Chapter 25 of the City Code. and are required to be consistent with Appendix E, Design Guidelines. 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.

O.I. Site Design and Amenities.

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

2. Outdoor parking areas shall be designed to decrease visual impacts associated with large expanses of pavement and vehicles. They can be divided into smaller parking areas and/or include landscaping within and around them. Consider using perimeter landscaping and landscaped islands as bio-swales with a lower grade 1299
Tourist Core Area Plan
Development and Design Standards C-34 October 15, 2013May 2024 than the paved surface to reduce irrigation requirements and meet stormwater retention requirements.

2.3. Fences, parking barriers, landscaping, and other site design features shall be used to create a physical and visual barrier where commercial parking areas are adjacent to residential uses,

3.4. 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.

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

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

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

J. Outdoor Dining and Seating. Outdoor dining and seating are desirable and consistent with the Tourist Core Area Plan policies to activate the streetscape.

1. Location. Outdoor dining and seating areas shall not encroach into pedestrian pathways, public right-of-way, or impede vehicle circulation.

2. Site Design. New and modifications to outdoor dining and seating areas may be subject to Design Review.
a. Seating areas shall be separated from vehicle circulation and parking areas by parking barriers/bollards and vegetation.
b. No additional signage shall be associated with outdoor dining/seating areas. c. 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. d. The maximum area dedicated to outdoor dining, by right, shall not exceed 20 seats. Areas may expand beyond this with a CFA allocation and design review. Outdoor dining areas that exceed 300 square feet or 20 seats, whichever is less, will require a CFA allocation.

P.

Q.K. 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 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. 1300
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Development and Design Standards C-35 October 15, 2013May 2024

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 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.

FIGURE C-2: BUILDING ORIENTATION AND ENTRANCES
R.L. Building Design and Articulation. Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance.

1. Exterior Building Materials and Colors.

1. A unified palette of quality materials shall be used on all sides of buildings.

2. Colors shall be used to help delineate windows and other architectural features to increase architectural interest.

3. A variety of natural-appearing materials should provide contrast on building facades.

4. Colors 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.

5. Roofs, including mechanical equipment and skylights, shall be constructed of non-glare finishes and earth tone colors that minimize reflectivity.

2. Building Details. Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance.

1. Building façades shall include building projections or recesses, doorway and window trim, textured materials, differentiated piers and columns, awnings, and other details that provide architectural articulation and design interest.

2. Cornices, balconies, roof terraces, and other architectural elements should be used, as appropriate, to terminate rooflines and accentuate setbacks between stories.

3. All applied surface ornamentation or decorative detailing shall be consistent with the architectural style of the building.
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Development and Design Standards C-36 October 15, 2013May 2024

4. 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:

1. Projects will receive priority plan check by City Departments.

2. Residential projects will receive priority on the residential allocation waiting list.

3. Commercial projects area eligible for CFA allocations form the City’s CFA pool.

4. Projects will receive recognition by the City Council.

S.M. 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 On-Site Pedestrian Walkway Design.

1.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.

2.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 a similar method.

3.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.

N. Bicycle Parking.

1. Bicycle parking spaces for ruses not listed and for multi-business complexes shall be required at staff discretion. Modifications may be granted by a decision1302 Tourist Core Area Plan
Development and Design Standards C-37 October 15, 2013May 2024 making authority. In no case may fewer than one short-term and one long-term space be provided.

Land Use Examples Short-Term Long-Term
High Turnover, High
Capacity Commercial
Eating and Drinking
Uses, Coffee Shops
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 unit
Professional Uses Office Space,
Medical Offices,
Government Offices
1 per 200 sf 1 per 6 employees
Assembly Uses Religious Assembly,
Schools, Membership
Organizations, most
Amusement and
Recreation Uses,
Library, Athletic
Facilities
20% of maximum
occupancy
3% of maximum
occupancy
General Commercial
retail
Grocery, General
Retail, Nursery
1 per 1500 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 floor area
Bicycle parking spaces for uses not listed and multi-business complexes shall be required at staff discretion.

T.

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.

1.2. 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 multifamily structures. 1303
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Development and Design Standards C-38 October 15, 2013May 2024 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 right-of of-way except with an encroachment permit in the TSC-C and TSCMUC districts, provided an unobstructed sidewalk clearance of six feet is maintained for pedestrians at all times.

2.a.Exception: Notwithstanding the above standard, when a commercial use is adjacent to a bike route, or bike path, short-term bicycle parking may be provided near the route or secondary entrance.

3.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 are inverted U shapes, post and ring, and wheel well-secured.

4.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. 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.

1. Parking Spaces Required.
a. 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.
b.3. Parking Structures. Long-term bicycle parking shall be provided at a minimum ratio of one space per 50 vehicle spaces.
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2.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.

3.b.Covered Spaces. At least 50 percent of required lLong-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.

4.c. Security. All long-term bicycle parking must be located in a secure area such as the following:
a. An enclosed bicycle locker;
b. A fenced, covered, locked or guarded bicycle storage area; c. A rack or stand inside a building that is within view of an attendant or security guard or visible from employee work areas; or
d. Other secure area approved by the Development Services Director.

5.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.

U.O. Snow Storage: . Snow storage shall be in conformance with City Code Section

6.10.140. Accommodating snow removal and storage presents unique challenges to site planning and design. During snow months, roofs, parking areas, and walkways become areas which need to be cleared of snow for safety and convenience. When snow is not disposed of off-site, provisions need to be made to store the snow on-site. Of consideration in planning for snow storage is the ability to meet surface water discharge standards.

1. Standard: Commercial, tourist accommodation, industrial, public service, recreation and multi-residential projects shall provide, within the project area, snow storage areas of a size adequate to store snow removed from parking, driveway and pedestrian areas or have arrangements by means of recorded easements or arrangements to remove and store accumulated snow off-site.

Adequacy and location of snow storage shall be approved by the city.

2. Standard: Snow storage infiltration shall conform to the TRPA’s Handbook of Best Management Practices.

V.P. Landscape Design: . Landscaping can be used to successfully integrate the built environment into the natural environment. It can also provide pleasant outdoor spaces for people, mitigate noise and air quality impacts, and help screen undesirable elements.

Regional climatic and physiographic conditions generally impact landscape and plant materials, and must be taken into account early in the design process. It is recommended that landscape design and planning take advantage of the different visual environments in formulating a design theme or concept as well as to conserve water.

Landscape design shall meet the following standards.

1. Standard: Landscape and Irrigation Plan.: A landscape and irrigation plan shall be submitted in accordance with City Code Chapter 6.80.take into consideration the following elements.
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Development and Design Standards C-40 October 15, 2013May 2024

1. Planning and design: Develop a landscape plan that allows for proper placement of plants and material.

2. Grouping of plant selection: Group by water needs (hydrozones)

3. Soil analysis: Determine the type of soil and plant the appropriate plant material that will flourish.

4. Efficient irrigation: Design and installation shall reflect hydrozones. (Also see Water Conservation, Standard I.2.)

5. Practical turf areas: Place turf in appropriate areas to achieve maximum use.

6. Use of surface mulches: By using mulches, water at the root basins will last longer.

7. Appropriate maintenance: Maintenance includes a sound water management plan. In order to establish newly installed plant materials, some form of irrigation system shall be provided. Once established, some form of permanent irrigation system shall be provided that will insure the growth and survivability of the plant materials. Fertilizer use must be well thought out and carefully managed in accordance with the TRPA BMP Handbook and is prohibited in SEZ’s.

2. Standard: Species on the TRPA recommended native and adapted plant list shall be used for lawns and landscaping. Modifications to these standards may be considered on a case by case basis by both the City and TRPA.

Plant species not found on the recommended native and adapted plant list (Table 3) may be used minimally in the landscape as accent plantings. Such plants shall be limited to borders, entry ways, flower beds, and other similar locations to provide accents to the overall native or adapted landscape design.

3. Standard: Minimum Plant sizes and spacing for projects other than single family home projects, and erosion control/revegetation projects, the following spacing shall be required for woody plant materials at time of planting:

1. Trees shall be a minimum of six feet tall or 1-1/2 inch diameter at breast height.

2. Shrubs shall be a minimum of three gallon pot size where: upright shrubs have a minimum height of 18 inches and minimum spread of 18 inches; and spreading shrubs have a minimum spread of 18-24 inches.

3. Groundcovers shall be a minimum four inch pot size or one gallon container and shall be a maximum 24 inches on center spacing.

4.2. Standard: US Highway 50 Landscape Concept.

1.a.To create a clean and attractive edge to the built environment, a turf edge shall be installed along the Highway frontage at a minimum, between the curb line and the sidewalk, except at:
a.i. Locations of existing or restored meadows; or
b.ii. Where a significant length of frontage is not developed and has existing natural vegetation.
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Development and Design Standards C-41 October 15, 2013May 2024

2.b.To restore a vertical natural element to the Highway and to reduce the impact of the built environment, each property shall be responsible for having randomly spaced evergreen trees within the front yard setback, said evergreen trees shall be Jeffrey Pine or approved equal. The number of trees required shall be based on a ratio of one tree per 35 feet of highway frontage.

The exception to this standard shall be meadows and lake views, which front on US Hghway 50.

5. Standard: Obstruction of views: New landscaping shall not be located in such a manner that would create safety problems or obstruct significant views, either when first installed or upon maturity.

6. Standard: Landscaped Setbacks: All structures shall have a landscaped setback (either existing natural vegetation or introduced plantings) from any public roadway. The existing practice of having no landscaping between the facade of a structure and the roadway is not allowed.

7. Standard: Irrigation: In order to establish newly installed plant materials, some form of irrigation system shall be provided. Once established, some form of permanent irrigation system shall be provided that will insure the growth and survivability of the plant materials. The purpose of the irrigation system is to effectively manage the flow of water.

Landscape irrigation shall:

1. Incorporate low flow sprinkler heads.

2. Incorporate soil moisture sensing device or automatic timer in all irrigation systems.

3. Incorporate drip emitter heads for shrubs and trees.

4. Select low water usage plant materials, including drought tolerant turf grasses.

5. Develop and follow an irrigation schedule.

6. Water at night or early in the morning to minimize evaporation.

7. Optimize use of irrigated turf grass by minimizing the amount of turf grass area and targeting only selected areas. Exceptions to this is in a playground, park, or golf course where a majority of the site may need to be landscaped with turf.

8. Tourist Core Area Plan Landscape Design. In addition the following landscape standards apply to the Tourist Core Area, Modifications to these standards may be considered on a case by case basis by both the City and if applicable , TRPA:

9.3. Plant Materials.: Invasive species are prohibited. Plants adapted to the Lake Tahoe basin Basin region are listed on TRPA’s recommended species list. See list following Landscaped Standards. Plants not on the recommended list (Table 39) may be considered and used in locations that have the following characteristics:

1.a.The character of the place is urban and the proposed landscape character is not natural landscape condition. This would be characterized by little natural vegetation existing on a site. This may also include street trees, areas that accents entries, exterior dining areas, and areas of high pedestrian use. 1307
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Development and Design Standards C-42 October 15, 2013May 2024

10.4. Size and Conditions of Plant Material Installed.: Landscape materials for projects other than single-family residential projects, shall be a minimum of 3- inch caliper for deciduous trees, 14 feet for coniferous trees, 5 gallon container for shrubs and 1 gallon containers for perennials or groundcovers. New Plant plant materials shall be healthy, disease free, and be planted in prepared soils.

1.a.Street trees in paved areas shall have a soil volume of at least 75 cubic feet per tree. This assumes the depth of soil is 3 feet.

2.b.Trees not within paved areas shall have adequate space to provide protection from vehicle traffic that would compact soils in the root zone.

11.5. Location of Required Landscape Areas.: Required landscape areas shall be the following:

1.a.A minimum space of 20 feet, between the street and surface parking lots, shall be landscaped to buffer and screen the parking lot from the street view.

Within this area sidewalks Sidewalks are permitted within this area..

2.b.Within surface parking lots an area equal to at least 15% percent of the parking lot shall be used for landscape planting . This zone may also be used for snow storage provided the design allows for landscaping that can also store snow.

3.c. Landscape shall be required for the street frontage that enhances the pedestrian zone and creates a continuous street edge. This includes street trees, and landscape elements that creates interest, color, and identification of entries. The optimum spacing of street trees is no less than 30 feet along primary and secondary streets. However, this is an average condition, and trees spacing may include close groupings or gaps for view.

4.d.Landscape shall be used to screen service yards and drives. This may be done in conjunction with screen walls or other architectural features that create full screening.
e. Parking structures that face the primary and secondary streets shall have screen planting that buffers the garage from the public streets.

5.f. New landscaping shall not be located in such a manner that would create safety problems or obstruct significant views, either when first installed or upon maturity.

12.6. Recommended dDesign for landscapeLandscape.: These are suggested design practices for the Area Plan:

1.a.Use deciduous trees in areas where visibility is needed to at retail frontages.

2.b.Create a canopy of trees to create and improve the shade conditions on pedestrian areas. This will reduce the reflectance from pavements, lower ground and air temperatures, and provide comfortable outdoor spaces.

3.c. Create a quality built environment with the inclusion of amenities such as street furnishings, plantings, art works, and water features to enhance the places that people will walk, gather, or recreate. These spaces should be artfully designed and attractive for their functions.
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Development and Design Standards C-43 October 15, 2013May 2024

4.d.Minimize the use of turf, but when used, place turf in appropriate areas to achieve maximum use as a recreation amenity rather than a visual amenity.

13.7. Landscape applications in Low Impact Development.: Low impact Impact development Development refers to the integration of systems and practices that use or mimic natural processes to infiltrate, evapotranspirate (return water to the atmosphere either through evaporation or by plants), or to accommodate stormwater runoff on the site where it is generated. Low Impact Development elements reduce the impact of built areas and promote the natural movement of water within an ecosystem or watershed. The following practices should be integrated with the overall design of landscape areas to combine the functions of stormwater treatment with aesthetically pleasing landscape features:

1.a.Pervious materials that allow water to pass through the paving and infiltrate into the ground are encouraged for pedestrian applications. Other pavement surfaces may incorporate pervious surfaces but shall be designed in conjunction with the site’s BMPs. Pervious surfaces are defined as any surface that allows at least 75 percent of precipitation to directly reach and infiltrate the ground throughout the life of the surface.

2.b.Preserving existing trees should be planned for with efforts on preserving large groups of forest rather than individual trees that are subjected to changes of runoff, grades, or surface coverage. The protection zone for trees extends to the drip-line of the tree’s canopy.

3.c. As part of surface water management, small areas of infiltration catchments are to be incorporated into the final contour of the landscape. These features will offer the reduction in run-off from each site.
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Development and Design Standards C-44 October 15, 2013May 2024 TABLE 39: TRPA SITE TYPE RECOMMENDED SPECIES LIST
Scientific Name 1, 2 Common Name
WetlandSEZ/RiparianWet MeadowUpland
—Generic
Upland
—Full
ShadeUpland
—Full Sun/
Dry Site Upland— High Disturbance
Grasses, Rushes, and Sedges
Achnatherum lemmonii
Lemmon's
needlegrass
• •
Achnatherum occidentale
western
needlegrass
• •
Agrostis exarata spike bentgrass •
Bromus carinatus California brome • • •
Bromus marginatus mountain brome •
Calamagrostis canadensis bluejoint • •
Carex praegracilis slender sedge •
Danthonia californica California oatgrass •
Deschampsia caespitosa tufted hairgrass •
Deschampsia elongata slender hairgrass •
Elymus elymoides squirreltail • •
Elymus glaucus3 blue wildrye • • •
Elymus trachycaulus slender wheatgrass, • • •
Festuca brevipila hard fescue • •
Festuca ovina 'Covar'
sheep fescue,
‘Covar’ • • •
Festuca rubra3 red fescue • • •
Festuca rubra ssp.
arenaria3 Boreal creeping red
fescue • • •
Glyceria striata3 fowl mannagrass • •
Hordeum brachyantherum meadow barley •
Hordeum brachyantherum
ssp. californicum California barley •
Juncus arcticus ssp.
littoralis mountain rush • •
Juncus effusus common rush • •
Leymus triticoides beardless wildrye •
Melica californica
California
oniongrass •
Phalaris arundinacea reed canarygrass •
Phleum alpinum alpine timothy •
Poa ampla, ‘Sherman’ big bluegrass,
‘Sherman’
• • •
Poa secunda
Sandberg
bluegrass • • •
Thinopyrum intermedium
intermediate
wheatgrass • •
Thinopyrum intermedium
'Greenar'
intermediate
wheatgrass,
‘Greenar’ • •
Thinopyrum intermedium
'Oahe'
intermediate
wheatgrass, ‘Oahe’ • •
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Development and Design Standards C-45 October 15, 2013May 2024 TABLE 39: TRPA SITE TYPE RECOMMENDED SPECIES LIST
Scientific Name 1, 2 Common Name
WetlandSEZ/RiparianWet MeadowUpland
—Generic
Upland
—Full
ShadeUpland
—Full Sun/
Dry Site Upland— High Disturbance
Forbs
Achillea millefolium common yarrow • • •
Aconitum columbianum
Columbian
monkshood •
Agastache urticifolia
nettle-leaf giant
hyssop •
Anaphalis margaritacea
western pearly
everlasting • •
Aquilegia formosa crimson columbine •
Arnica cordifolia3 heartleaf arnica • •
Artemisia douglasiana Douglas' sagewort •
Balsamorhiza sagittata
arrowleaf
balsamroot • •
Caltha leptosepala
white marsh
marigold •
Chamerion angustifolium fireweed • • •
Delphinium glaucum3 mountain larkspur • •
Epilobium ciliatum fringed willowherb • • •
Erigeron compositus4 cutleaf daisy •
Eriophyllum lanatum
common woolly
sunflower •
Fragaria virginiana wild strawberry • •
Geranium richardsonii
Richardson's
geranium •
Geum macrophyllum3 big leaf avens • •
Geum triflorum old man's whiskers • •
Gilia capitata bluehead gilia • •
Heracleum maximum
common
cowparsnip •
Ipomopsis aggregata scarlet gilia • •
Linum lewisii Lewis flax • •
Lotus nevadensis
Nevada bird’s-foot
trefoil •
Lotus unifoliolatus var.
unifoliolatus
American bird's-foot
trefoil • •
Lupinus argenteus silvery lupine • • •
Lupinus fulcratus greenstipule lupine • • •
Lupinus grayi Sierra lupine • • •
Lupinus lepidus Pacific lupine • • •
Lupinus polyphyllus bigleaf lupine •
Mertensia ciliata tall fringed bluebells •
Mimulus cardinalis3 scarlet monkey
flower • •
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Development and Design Standards C-46 October 15, 2013May 2024 TABLE 39: TRPA SITE TYPE RECOMMENDED SPECIES LIST
Scientific Name 1, 2 Common Name
WetlandSEZ/RiparianWet MeadowUpland
—Generic
Upland
—Full
ShadeUpland
—Full Sun/
Dry Site Upland— High Disturbance
Mimulus guttatus
common monkey
flower • •
Nasturtium officinale Watercress •
Osmorhiza occidentalis western sweetroot •
Oxyria digyna4 alpine
mountainsorrel •
Paeonia brownii Brown's peony •
Pedicularis groenlandica elephant heads •
Penstemon rydbergii
Rydberg's
penstemon •
Penstemon speciosus royal penstemon • •
Phacelia ramosissima branching phacelia •
Potentilla fruticosa shrubby cinquefoil •
Potentilla glandulosa sticky cinquefoil • •
Potentilla gracilis slender cinquefoil •
Ranunculus occidentalis western buttercup •
Rumex salicifolius willow dock • • •
Solidago canadensis Canada goldenrod • • •
Symphyotrichum
spathulatum var.
spathulatum
western mountain
aster •
Thalictrum fendleri
Fendler's meadowrue •
Urtica dioica ssp.
holosericea stinging nettle • •
Wyethia mollis woolly mule-ears • • •
Subshrubs, Shrubs, and Trees
Acer circinatum vine maple •
Acer glabrum
Rocky Mountain
maple •
Alnus incana ssp. tenuifolia thinleaf alder • •
Amelanchier alnifolia
western
Serviceberry •
Amelanchier utahensis Utah serviceberry •
Arctostaphylos patula
greenleaf
manzanita • • •
Arctostaphylos nevadensis pinemat manzanita •
Arctostaphylos uva-ursi bearberry •
Artemisia tridentata ssp.
vaseyana
mountain big
sagebrush •
Calocedrus decurrens incense cedar • • •
Ceanothus cordulatus whitethorn • • •
Ceanothus prostratus
prostrate
ceanothus,
squawbush • •
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Development and Design Standards C-47 October 15, 2013May 2024 TABLE 39: TRPA SITE TYPE RECOMMENDED SPECIES LIST
Scientific Name 1, 2 Common Name
WetlandSEZ/RiparianWet MeadowUpland
—Generic
Upland
—Full
ShadeUpland
—Full Sun/
Dry Site Upland— High Disturbance
Ceanothus velutinus tobaccobrush •
Cercocarpus ledifolius
curl-leaf mountain
mahogany •
Chrysolepis sempervirens chinquapin •
Cornus sericea redosier dogwood •
Ericameria nauseosa rubber rabbitbrush • •
Eriogonum nudum naked buckwheat • •
Eriogonum umbellatum
sulphur-flower
buckwheat • • •
Holodiscus discolor
oceanspray
creambush •
Juniperus occidentalis
western Sierra or
Sierra juniper •
Lonicera involucrata3 twinberry • •
Mahonia aquifolium Oregon grape • •
Penstemon deustus hot-rock penstemon • •
Penstemon newberryi mountain pride • • •
Pinus contorta var.
murrayana5 Sierra lodgepole
pine • •
Pinus flexilis6 limber pine •
Pinus jeffreyi Jeffrey pine • • •
Pinus monticola western white pine •
Pinus ponderosa Ponderosa pine • • •
Populus balsamifera ssp.
trichocarpa black cottonwood •
Populus tremuloides quaking aspen • •
Prunus virginiana
western
chokecherry • •
Purshia tridentata antelope bitterbrush • •
Quercus vacciniifolia huckleberry oak • •
Rhus trilobata skunkbush •
Ribes aureum golden currant • •
Ribes cereum wax currant • •
Ribes montigenum gooseberry currant •
Ribes nevadense Sierra currant •
Ribes roezlii Sierra gooseberry •
Rosa woodsii Woods' rose • • •
Rubus parviflorus thimbleberry • • •
Salix exigua
narrow leaved
willow • •
Salix geyeriana Geyer's willow •
Salix lemmonii Lemmon's willow •
Salix lucida ssp. lasiandra Pacific willow • •
Salix scouleriana Scouler's willow •
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Development and Design Standards C-48 October 15, 2013May 2024 TABLE 39: TRPA SITE TYPE RECOMMENDED SPECIES LIST
Scientific Name 1, 2 Common Name
WetlandSEZ/RiparianWet MeadowUpland
—Generic
Upland
—Full
ShadeUpland
—Full Sun/
Dry Site Upland— High Disturbance
Sambucus nigra ssp.
cerulea blue Elderberry •
Sambucus racemosa red elderberry •
Sorbus scopulina
Greene's mountain
ash •
Spiraea douglasii rose spirea •
Spiraea splendens3 rose meadowsweet • •
Symphoricarpos molllis creeping snowberry •
Notes:
1 – Nomenclature follows U.S. Department of Agriculture’s PLANTS Database. 2 – Names of nonnative species are displayed in bold font. 3 – Mesic shaded uplands only
4 – Talus, rocky alpine slopes only
5 – Invasive of wet meadows
6 – Subalpine sites only
W.P. Exterior Lighting: The functional objectives in providing exterior area lighting are to illuminate areas necessary for safe and comfortable use. In certain situations, area lighting can add to the aesthetic appeal of a site by highlighting architectural features of a building or illuminating pathways and landscape plantings. In these instances, only the special features of a building or landscape should be illuminated.

Protection of the night sky will be addressed by the type of permitted lighting. Lighting of the area will be provided for function, safety and security by directing light toward the locations where it is needed. The night sky will be protected from fugitive light with cutoff shields and other devices that direct light onto surfaces, rather than having wide visibility of the lighting source.

1. Standard: Outdoor lights (including winter seasons display) shall not blink, flash, change intensity or give the illusion of movement.

2. Standard: Exterior lighting shall not be attached to trees except for the winter seasonal display.

3. Lighting shall be limited to Incandescent, High Pressure Sodium, Metal Halide, Compact Florescent, or LED type lighting in all applications for exterior use. Cutoff shields and other devices shall be used to direct light onto surfaces, rather than having wide visibility.

The maximum color temperature of outdoor lighting shall not exceed 3,000 degress Kelvin. City staff may authorize color temperatures up to 5,000 Kelven when required for public safety. Outdoor lighting for commercial uses shall not exceed 2,500 Lumens, and the total lighting shall not exceed 100,000 Lumens per acre.
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Development and Design Standards C-49 October 15, 2013May 2024

4. Standard: Seasonal Lighting may be displayed and shall not be used to create advertising messages or signs.

1.a.Temporary and seasonal installation of string lights, rope lights, or other decorative lighting is allowed for seasonal lighting between November 26th and March 1st subject to the following criteria:

2.a. Lights shall not be installed for more than 90 days;

3.b. Lights shall be LED or low voltage (24 volts or less);

4.c. Installation may be subject to building or fire department inspection.

5. Installation of string lights, rope lights, or other decorative lighting for a period longer than 90 days or outside of the November 26th through March 1st season will require approval of a minor review application. Review of the application will include a review of the total amount of exterior lighting on a site, curfew hours for lighting to be turned off, and energy efficiency. Lights shall be LED or low voltage (24 volts or less). A building permit may also be required for some lighting installations and installations may be subject to building and/or fire department inspection.

6. Pedestrian Zone Lighting

1.a.Pedestrian areas, including pedestrian plaza spaces, sidewalks, and pedestrian pedestrian-only areas will have the opportunity to use light standards, bollards, lighting that spans the space as liner strings, and lighting from architectural features (such as soffits).

2.b.Light standards may establish the level of the light fixture up to 20 feet tall as measured from the finished grade.

3.c. The entire lighting assembly (pole and fixture) shall be painted a dark, matte color such as brown, black, gray, or green,

4.d.General light level shall not exceed 5.0 foot candles in pedestrian spaces or approved locations unless approved by the planning commission.

5.e.Lighting shall not be attached to trees except for seasonal winter displays.

7. Street Lighting

1.a.Street lighting along primary and secondary streets will be designed in conjunction with the vehicular and pedestrian level needs.

2.b.Light fixtures shall not exceed 20 feet in height except for cobra head fixtures placed at major intersections of state highways which conform to the state standard for height of such poles. The entire lighting assembly (pole and fixture) shall be painted a dark, matte color such as brown, black or green.

When lighting pedestrian spaces and sidewalks, in conjunction with roadway lighting, pedestrian lighting shall be designed to have lower pole heights, rather than use the street light poles to illuminate pedestrian use areas.

3.c. Safety and security lighting needs are to be focused on the crossing points, street intersections and in areas where pedestrians are exposed to conflicts with traffic.
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Development and Design Standards C-50 October 15, 2013May 2024

8. Lighting for Safety and Security

1.a.Secondary pedestrian areas or landscape zones with minor uses may be illuminated for security and pedestrian safety. These may include iIllumination levels shall not to exceed 2.5 foot candles and may be a combination of pole lighting, feature lighting, bollards, and lighting from architectural structures.

2.b.Level changes and features, like steps, are to be illuminated for pedestrian safety. Built Built-in lighting or wall lights are the preferred design choice.

Other methods will require approval by the planning Planning commissionCommission.

3.c. Walkways in all zones zoning districts allow for lighting to ensure safely at night with bollard, feature, or pole standards. Lighting levels for pathways may not shall not exceed 2.5 foot candles.

9. Standard: Lighting may be used for outdoor landscaping, parking lots, street lights, walkways, illumination or highlighting architectural or landscape features only, and shall not be designed for, or used as, an advertising display. Illumination utilizing exterior light fixtures is permitted provided the following criteria are met:

1.a.Lighting shall only be directed downward (not above the horizontal plane) to avoid sky-lighting. Up-lighting for any purpose, including the lighting of architectural or landscape architectural features is not permitted except with overhead shields to prevent nighttime sky-lighting

2.b.The light source (bulbs), within a fixture as seen in elevation, shall not be visible, including the cobra head fixture style.

3.c. No light (freestanding or building wall mounted) shall spray off off-site. The use of cutoff shields, or other devices as approved by staff shall be required, including parking garages (Note: parking garages shall not have fluorescent lighting).

4.d.The maximum height of exterior architectural building lighting and landscape lighting shall be 26 feet and the light source is shielded from view except for areas designated as Tourist Center Core District (TSC-C).

5.e.Feature Lighting for Architectural Highlights and Landmarks in the Tourist Center District (TSC-C)
a. Architectural feature lighting and accents may be included as part of a lighting plan to prevent dark, uninviting, and oppressive building surfaces above the first floor. Illumination shall be for selective architectural features that serve to landmark, or otherwise highlight design features. Specifically, lighting of distinguished architectural features such as entries, arcades, chimneys, cornices, balconies, exterior trusses, highly textured material, knee braces, enriched architectural facades or landmark features are permitted subject to the following criteria:
(1) The lighting is subject to a visual analysis.
(2) Wall lighting of blank walls or repetitive wall facades shall not be permitted.
(3) Light features may be attached to buildings or structures as down lights, soffit lights or wall wall-mounted lights. 1316
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Development and Design Standards C-51 October 15, 2013May 2024 (4) All accent lighting shall be directed downward.
(5) Lighting shall be restricted to incandescent type lights. (6) Roofs, in part or in total, shall not be illuminated. Such prohibition includes such methods as flood lighting,
reflective material, or lighting strips, including
neon/fluorescent tubing, and the like.
b. Landscape lighting is allowed to highlight elements of the landscape architecture or existing landscape features through the use of down lighting. Down lighting landscape can be done with concealed fixtures or fixtures with lens hoods to screen the light source.

Landscape lighting fixtures must be dark colors including brown, gray, black or green.
(1) The lighting is subject to a visual analysis.
(2) The entire freestanding lighting assembly (pole and fixture) shall be painted a dark earth tone color such as black, dark green or dark brown, so as to blend into the forest character of the city.
(3) Lighting levels shall not exceed a maximum of 25 footcandles, measured within one foot of the base at ground level.
(4) Roofs, in part or in total, shall not be illuminated. Such prohibition includes such methods as flood lighting,
reflective material, or lighting strips, including
neon/fluorescent tubing, and the like.
(5) The entire freestanding lighting assembly (pole and fixture) shall be painted a dark earth tone color such as black, dark green, or dark brown, so as to blend into the forest character of the city.
(6) Lighting levels shall not exceed a maximum of 25 footcandles, measured within one foot of the base at ground level.
(7) Lighting levels shall not exceed a maximum of 25 footcandles, measured within one foot of the base at ground level.
(5) Low pressure sodium lights (monochromatic orange
color) are not allowed.

6.f. Searchlights. The commercial operation of searchlights for advertising or any other purpose is prohibited.

X.Q. Water Conservation: Water conservation is accepted as a practical and economical water management technique. Water conservation measures increase water supplies, save energy, and save money. Residential water use includes water used indoors and outdoors. The largest share of that typically is used for landscape irrigation. Bathroom fixtures typically account for the largest share of indoor water use. Water-using fixtures and appliances have in the past been designed with little or no regard for water efficiency. Today’s appliances however, are designed with a greater sensitivity toward efficiency.
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1. Standard: Water conservation devices shall be installed in new facilities or when replaced in existing facilities.

2. Standard: Irrigation systems shall conform to water conservation standards contained within the landscaping standards (Substitute Design Standards Section H Standard 7) of this manualas noted in the South Lake Tahoe Design Guidelines, which is consistent with AB 325 (see also City Resolution No. 1992-97)City Code Chapter 6.80 Water Efficient Landscaping.

Y.R. Street Right-of-Way Improvements: . Street Right-of-Way improvements are subject to City Code Section 6.10.180. 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 OrdinanceChapter 7.20 of the City Code, for specific details.

6. Standard: Street improvements required. Public and private projects shall be required to construct off-site improvements including curb, gutter, sidewalk and other improvements required by the city engineering division, consistent with the standards contained within the City of South Lake Tahoe Public Improvement 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:

1. The project involves new construction on raw land, a vacant lot and/or is a demolition and reconstruction project;
a. 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;
b. 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)
Z.S. Scenic Highway Corridors: . The Lake Tahoe Region offers many outstanding opportunities to view and photograph scenic resources. Many of these opportunities are available while driving around the lake on the main highways (US Highway 50, State Routes 28, 89, 207, 267 and 431, and Pioneer Trail). The highways listed are also travel 1318
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Development and Design Standards C-53 October 15, 2013May 2024 routes used in TRPA’s scenic quality thresholds. Maintaining and, in some cases, upgrading the scenic quality of the view from the road is the primary goal behind both scenic highway corridors and scenic quality thresholds.

All projects which are within the scenic highway corridors, as defined by the TRPA, of US Highway 50, State Ropute 89 and Pioneer Trail shall meet design standards listed below. (Note: A scenic corridor is defined as including the street right-of-way and property abutting such right-of-way, a distance of 300 feet.).

1. Standard: All new electrical lines which operate at 32 kilovolts or less, including service connection lines, shall be placed underground. Exceptions to this requirement will be based on the city finding that undergrounding would produce a greater environmental impact than above-ground installation. When new electrical lines are permitted to be installed above ground, the new lines, poles and hardware shall be screened from view of the scenic highway to the maximum extent possible.

2. Standard: All new communication lines including telephone lines, cable television lines, and service connection lines shall be placed under- ground. Exceptions to this requirement will be based on the city finding that undergrounding would produce a greater environmental impact than above-ground installation. When new communication lines are permitted to be installed above ground, the new lines, poles, and hardware shall be screened from view of the scenic highway to the maximum extent possible.

3. Standard: See also standards for street right-of-way improvements.

4. Standard: TRPA Code Section 66.2.2 development standards for ruralshall apply to tto applicable sections of Pioneer Trail designated as Transitional Scenic corridors Corridor. shall apply to the applicable sections of Pioneer Trail.

AA.T. Shorezone: The shorezone is regulated by the TRPA Code, Chapters 80 through 86, and not reiterated here. As a result, all projects which fall within this area shall be referred to the TRPA for review. The city’s City’s review will be limited to providing input into the TRPA process and processing the project through the city permit process. 1319
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Development and Design Standards C-54 October 15, 2013May 2024 BB.U. Signage: City Code Section 6.40.420 allows for the establishment of policy and standards applicable to all signage within the boundaries of the plan areaarea plan. The policies and standards contained within the tourist core area planTourist Core Area Plan shall be applied to all future signage or modifications to signage within the plan areaarea plan. The purpose of this section is to augment the city-wide sign ordinance with a set of specific design standards tailored to meet the urban design plan for the Tourist Core Area Plan. All signage definitions can be found in City Code Section 6.40.040.

Article I. Purpose and Scope
25-1 Authority.

This chapter is prepared pursuant to the TRPA Code of Ordinance is prepared pursuant to the TRPA Code of Ordinances, Section 38.2.3, which permits local jurisdictions to prepare equal or superior sign standards to the TRPA Sign Ordinance, contained in Chapter 38.
25-2 Purpose.

The purpose of this chapter shall be to coordinate the type, placement and scale of signs within the different land-use categories and to recognize the commercial communication requirements of all sectors of the business community; to improve the visual quality of South Lake Tahoe; encourage the innovative use of design; to promote both renovation and proper maintenance; to allow for special circumstances; and to guarantee equal treatment under the law through accurate record keeping and consistent enforcement.

This shall be accomplished by regulation of the display, erection, use, and maintenance of signs. The use of signs is regulated according to category. The placement and scale of signs are regulated primarily by business square footage, number of streets that access the business, vehicle speed limit, designation of the street, height of sign, setback, and angle of the sign to the street.

Scope: This chapter shall not relate to building design. Nor shall the City Ordinance regulate official traffic or government signs (Note: the TRPA, Chapter 38 shall regulate the signs); the copy and message of signs; signs not intended to be viewed from a public right-of-way; interior window displays; scoreboards on athletic fields; flags of any nation or government; gravestones; religious symbols; memorial signs; the residential display of street numbers; or any display or construction not defined herein as a sign.

The primary intent of this Ordinance shall be to regulate signs of a commercial nature intended to be readable from any public street, recreation area, bike trail or from Lake Tahoe.

Article II. Definitions
25-3 Definitions.

1. “Abandoned Sign” means a sign, non-conforming or conforming which no longer identifies or advertises a bonafide business, lessor, service, owner, product or activity for a period of six months or longer. For Compliance, see SLTCC 25-19.

2. “Access” means any public vehicle access. Does not include pedestrian or service vehicle access.

3. “Animated Sign” (also see and note difference from changeable sign) means a sign or display manifesting either kinetic or illusionary motion occasioned by natural, manual, mechanical, electrical, or other means. Animated signs include the following types:

1. Naturally Energized: Signs whose motion is activated by wind or other atmospheric impingement. Wind-driven signs include flags, pennants, streamers, spinners, metallic disks, windsocks other similar devices designed to move in the wind.
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2. Mechanically Energized: Signs manifesting a repetitious pre-programmed physical movement or rotation in either one or a series of planes activated by means of mechanically based drives.

3. Electrically Energized: Illuminated signs whose motion or visual impression of motion is activated primarily by electrical means. Electrically energized animated signs are of two types:
a. Flashing Signs: Illuminated signs exhibiting a pre-programmed repetitious cyclical interruption of illumination from one or more sources in which the duration of the period of illumination (on phase) is either the same as or less than the duration of the period of darkness (off phase), and in which the intensity of illumination varies from zero (off) to 100 percent (on) during the programmed cycle.
b. Illusionary Movement Signs: Illuminated signs exhibiting the illusion of movement by means of a pre-programmed repetitious sequential switching action in which illuminated elements of the sign are turned on or off to visually simulate the impression of motion characteristic of chasing, running, blinking, oscillating, twinkling, scintillating, or expanding and contracting light patterns.

4. “Appurtenant Sign” means a sign, emblem, or decal informing the public of goods, facilities, or services available on the premises, e.g., a credit card sign or a sign indicating hours of business, membership affiliation, chain service, spa, phones, business association.

5. Area. See “Sign, area of.”

6. “Area identification sign” identifies an area of a distinct character composed of more than one ownership, such as a neighborhood, subdivision, shopping or industrial area, or a large parcel(s) of land reserved for visual or usable open space, such as a conservatory area and the like.

7. “Awning” means a shelter projecting from and supported by the exterior wall of a building constructed of canvas, plastic or similar nonrigid materials on a supporting framework. Compare “Marquee.”

8. “Awning sign” means a sign painted on, printed on, or attached flat against the surface of an awning.

9. Backlit Awning. See “Electric awning sign.”

10. “Balloon”means an inflatable bag filled with air or gas used for advertising or promotional purposes, whether or not it contains letters, words, phrases or logos.

11. “Banner Sign” means a piece of cloth or other flexible material such as plastic/vinyl sheets or canvas, that contains copy.

12. “Base Reference Budget (BRB)”means the amount of sign area, prior to adjustments, available to a business or a multiple business complex (MBC). This amount is calculated from:

1. Gross floor area of buildings; and

2. Number of streets that access the property; and

3. Whether the business is part of a multiple business complex.

13. “Building Sign” means any sign attached to a building and supported by a wall of a building, or the wall of a structure, including a mansard roof. Any permanent window signs shall be considered a building sign. For the purpose of this definition the following signs are considered as a part of the building sign area (see definition for more clarification).
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1. Awning signs;

2. Canopy signs;

3. Marquee signs;

4. Landscape wall signs;

5. Mansard roof signs;

6. Permanent window signs.

14. “Business” means a single commercial unit of operation. There may be more than one business within a building (see “Multiple business complex)”; or there may be a single business in one building on one project area.

14.1 “Can sign” means a sign in which the sign copy is placed on a transparent face, which is attached to an enclosed box or can, usually made of metal, that has an internal light source.

15. “Canopy Sign” means a sign affixed or applied to the exterior facing surface or surfaces of a building canopy or freestanding canopy.

16. “Canopy (Building)” means a structure or roof covered with fabric, metal or other material and supported by a building at one or more points or extremities and by columns or posts embedded in the ground at other points or extremities. May be illuminated by means of internal or external sources. (compare "Marquee")

17. “Canopy (Freestanding)” means a structure or roof covered with fabric, metal or other material supported by columns or posts embedded in the ground. May be illuminated by means of internal or external sources.

18. “Changeable Sign”means a sign whose informational content can be changed or altered by manual or electric, electro-mechanical, or electronic means.

Changeable signs include the following types:

1. Manually Activated: Signs whose alphabetic, numeric, pictographic, or symbolic informational content can be changed or altered by manual means. (See also seasonal copy change)

2. Electrically Activated: Signs whose alphabetic, numeric, pictographic, or symbolic informational content can be changed or altered on a fixed display surface composed of electrically illuminated or mechanically driven changeable segments. Includes the following two types:
a. Fixed Message Electronic Signs: Signs whose basic informational content has been pre-programmed to include only certain types of information, such as time, temperature, predictable traffic conditions, or other events.
b. Computer Controlled Variable Message Electronic Signs: Signs whose informational content can be changed or altered by means of computerdriven electronic impulses.

19. City. Unless the context clearly discloses a contrary intent, the word “city” shall mean the city of South Lake Tahoe.

20. “Clearance (of a sign)” means the smallest vertical distance between the grade of the adjacent street, highway, or street curb and the lowest point of any sign, including framework and embellishments, extending over that grade.

21. “Clear Zone” means the area at a street corner or driveway defined as follows:

1. Street corner clear zone is created by extending the front property line and street side property line to a point and measuring from the point along the 1322
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Development and Design Standards C-57 October 15, 2013May 2024 front property line and street side yard property line to a distance of 15 feet and connecting these two points to create a triangular area.

2. Driveway clear zone is created by measuring, from the point of driveway and property line intersection, along the driveway and property lines to a distance of 15 feet and connecting these two points to create a triangular area.

21.1 “Community Benefit Sign” means a temporary sign displayed by a non-profit organization, to raise funds for a community wide benefit, such as the community blood drive and the like. It does not include advertising for a commercial for profit enterprise, such as a ski sale or private arts and craft show and the like.

22. “Construction sign” means a temporary sign identifying an architect, contractor, subcontractor, material supplier, funding sources and other related information pertinent to the property on which the sign is located.

23. “Copy” means the graphic content of a sign surface in either permanent or removable letter, numeric, symbolic, or alphabetic form. Also see “Mural.”

24. “Copy area” means the area shall be calculated by enclosing the perimeter of the copy within a rectilinear geometric figure which encloses the extreme limits of the copy and measuring the area within the perimeter.

25. “Deceptive sign” means any sign which by varying the size of print, by wording, by coloration, or by any other device, give a normal viewer a false or deceptive impression of prices or rates, charges or services, or number of units available.

26. “Directional/Information Sign” means any sign which is used soley for the purpose of traffic or pedestrian information, direction or safety, and placed on the property to which or on which the public is directed and which contains no advertising copy.

27. “Double-faced sign” means a sign with two faces, essentially back-to-back. Each sign face is to be calculated to determine sign area.

28. “Electric awning sign” means an internally illuminated, fixed space-frame structure with translucent, flexible reinforced covering, designed to awning form and with graphics or copy applied to the visible surface of the awning.

29. “Electrical sign” means a sign or sign structure in which electrical wiring, connections, or fixtures are used.

30. Electronic Message Center. See “Changeable signs, electrically activated.”

31. “Embellishment” means a portion of a sign structure intended to accent a sign rather than to provide or carry additional message area, e.g., framing, roofing, foundations, landscaping and the like.
32 “Facade” means the entire building elevation including the parapet.

33. “Festoons” means a string of ribbons, tins, or pinwheels.

34. “Flag” means an article of cloth on flexible material displayed to the public. a. Official Flag. The flag of any nation, state, county, city or other recognized governmental entity, flown in accordance with the state and federal laws governing such displays. A U.S. flag shall be flown in conjunction with any foreign flag.
b. Insignia Flag. A flag bearing the insignia, name, device, rank, logo type, or similar designation of specific activities, political parties, person, agencies, private business, and the like.

35. Flashing Sign. See “Animated sign, electrically energized.” 1323
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36. “Freestanding Sign” means a sign which is permanently supported in a fixed location on the ground by poles, braces, a foundation, a planter, pedestal, retaining wall or other structure and not attached to or supported by any building..

Such signs include building wing wall signs(See also “Low Profile Sign)

37. “Frontage, street” means that portion of a project area bounded by public roadway.

38. “Graphic” means the use of letters, symbols, numbers to convey a message.

Note: Adding graphics to a mural creates copy.

39. “Government sign” means any temporary or permanent sign erected and maintained by the city, county, state, or federal government for traffic direction or for designation of or direction to any school, hospital, historical site, or public service property or facility.

40. “Grade” means the surface elevation of the street, or the natural ground elevation beneath the sign.

40.1 “Grand opening temporary activity” means a use which proposes a temporary activity to promote the opening of a new business at that location. For the purpose of the sign ordinance, a use shall have only one “grand opening temporary activity” and it shall occur no later than 30 days after issuance of city business license, change of operation review and/or an occupancy permit for the new business. As a “grand opening temporary activity,” it shall be subject to the same requirements as all temporary activities (SLTCC 32-21.1) including obtaining a planning permit. A “grand opening temporary activity” may have the limited use of balloons as outlined in SLTCC 25.5.1(G).

41. “Gross floor area (GFA)” means the measure of commercial square footage calculated as the floor area within the outer walls of a building or store space, including storage space. This shall not include stairwells and airshafts.

If more than one business is occupying the same floor space, the floor space shall be counted once to determine the gross floor area.

If a business occupies one floor of a two story business, the GFA shall be based on the one floor. Should the business extend to the second floor, its new sign area shall be recalculated including the second floor. Should the business revert back to the first floor, then the GFA reverts back to floor one. Any signage increase resulting from the expansion to the second floor shall now have to be reduced accordingly.

42. “Height (of a Sign)”, means
Freestanding Sign: the vertical distance measured from the highest point of the sign structure, including decorative embellishments, to the curb grade of the adjacent street or the surface grade beneath the sign, whichever is less.

Building Sign: the vertical distance measured form the highest point of the sign or sign structure to the building grade.

42.1. “Icon sign” means three-dimensional representation of an object that does not contain copy. Examples include a child’s building blocks to denote a children’s store or an ice cream cone to denote an ice cream shop. The intent of the icon sign is to provide business identification in a highly concentrated pedestrian environment (Mainstreet district of the South Tahoe redevelopment plan area) in a whimsical and entertaining manner without using copy. For sign area and locational standards, see SLTCC 25-45(C)(2)(a).
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43. “Identification sign” means a sign whose copy is limited to the name and address of a multiple family or condominium complex, building, institution, or person or to the activity or occupation being identified.

44. “Individual sign area” is computed from the BRB and is the allowable sign area for a specific individual sign, taking into account the following adjustments:
a. Specific individual sign setback;
b. Vehicle speed on the closest street;
c. Specific individual sign angle using the street frontage as a reference plane; and
d. Height.

45. “Illegal sign” means a sign which does not meet the requirements of this code, including but not limited to the placement or installation of a sign without first obtaining a city sign permit or installing a sign that is not consistent with the sign permit and which has not received legal nonconforming status.

46. “Illuminated sign” means a sign with an artificial light source incorporated internally or externally for the purpose of illuminating the sign. The following are types of illumination:
a. Diffuse. “Diffused lighting” is where the light source is internal and located behind a translucent sign face; i.e., internally illuminated electric can sign. b. Indirect. “Indirect lighting” is where the copy and/or the sign face are illuminated by an external light source. The external light source should be shielded from public view.
c. Direct. “Direct lighting” is where the sign copy is the light source, e.g., individual light bulbs organized to create the sign copy.

47. “Kiosk” means a pedestrian-oriented freestanding sign within public right-of-way used for display of information. All kiosk locations as well as information content shall be subject to the city use permit process.

48. “Landscape wall sign” means a sign attached to a retaining wall which is integrated into the project area landscape and the single sign face is parallel to the street.

49. “Lot” means a parcel of land legally defined on a subdivision or parcel map recorded with the El Dorado County recorder.

50. “Low profile sign” means a type of freestanding sign mounted directly to the ground with maximum height not to exceed six feet.

51. “Maintenance” means, for the purposes of this chapter, upkeep, or preservation of the condition of a sign in order to keep the existing components safe, neat and orderly in condition and appearance and to prevent corrosion or deterioration caused by weather, age or other conditions. Maintenance includes cleaning, painting, repair or replacement of defective parts of a sign. Maintenance does not include any changes to sign area, the copy, graphic design, or the external dimensions of the sign or structure.

52. “Mansard roof” means normally the roof slope exceeds 45 degrees (12:12). A roof-like facade architecturally comparable to a building wall.

53. “Mansard roof sign” means a sign attached to a mansard roof. 1325
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54. “Marquee” means a permanent roof-like structure or canopy of rigid materials supported by and extending from the facade of a building. Compare “Awning” and “Canopy sign.”

55. “Memorial signs” means tablets for names of buildings, date of erection, architects, etc. when built into the walls of a building.

56. Monument Sign. See “Low profile sign.”

57. “Motor fuel price sign” means that portion of a freestanding sign which advertises the price of motor vehicle fuel offered for sale.

58. “Motor vehicle signs” means a sign attached, affixed or painted upon the exterior of a motor vehicle.

59. “Multiple business complex” means a building or group of buildings within a single architectural plan and within one project area housing two or more businesses with one or more parcels.

60. “Multiple business complex sign” means a sign whose purpose is to identify the MBC, not individual tenants.

61. “Multiple-faced sign” means a sign containing three or more sign faces, not necessarily in back-to-back configuration. Each sign face shall be calculated to determine sign area.

62. “Mural” means a picture pictograph (especially large) painted or applied directly on a wall, ceiling or roof, contains no copy and is not a visual representation of a business or service so as to be viewed as advertisement for the business or service.

63. “Nameplate” means a nonelectric, on-premises residential identification sign giving only the name and address of an occupant.

64. “Nonconforming sign” means a sign which was erected legally, but which does not comply with subsequently enacted sign restrictions and regulations.

65. “Occupancy” means the portion of a building or premises owned, leased, rented, or otherwise occupied for a given use.

66. “Off-Premise Sign” means a sign erected or maintained on a parcel or project area advertising an establishment, merchandise, service, or entertainment, which is not sold, produced, manufactured, or furnished at the property on which the use or activity advertised by the sign is not located.

67. “On-Premise Sign” means a sign erected or maintained on a parcel or project area on which the use or activity advertised by the sign is located.

68. “Official signs” means traffic, fire and police signs, signals, devices and markings of public agencies and utilities for which illumination and motion is permitted, other safety signs, and legal notices.

69. “Opaque background” means a sign background that doesn’t transmit light. For the purpose of this chapter the amount of light transmitted shall be limited to the range of approved background colors shown in Exhibit 3 (see also SLTCC 25- 34).

70. “Owner” means the legal owner of record. This information may be available through a search of the county recorder’s records or as shown on the most recent property tax roll provided by El Dorado County assessor. For the purposes of this chapter, the owner of property on which a sign is located is presumed to be the owner of the sign unless facts to the contrary are officially recorded or otherwise brought to the attention of the city, e.g., a sign leased from a sign company.
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71. “Parapet” means the extension of a false front or wall above a roofline.

72. “Parking signs” means signs that state “Private Parking Only – Consent of the Owner Required” and shall be otherwise consistent with the California Vehicle Code Section 22658A.

73. “Parked motor vehicle sign” means a sign attached to, located on, or located within any motor vehicle trailer or other related device, when parked for the primary purpose of displaying signage or to augment existing signage of a business located on the parcel, lot, or project area where the parked motor vehicle is located. A parked motor vehicle sign meets this definition if the copy is easily readable from a vehicle or pedestrian traveling upon a public right-of-way (of a scenic corridor). Examples of such signs are, business delivery vehicle(s), personal vehicles and the like. Excluded from this are vans or trucks which have short term deliveries of merchandise and goods to the retailer or restaurant.

74. “Pedestrian scale” means copy, graphics, proportions and locations that are easy to comprehend and intended to be primarily read by pedestrians.

74.1 “Pedestrian Sign” means a permanent sign in “pedestrian scale” which provides information and directions to pedestrians, such as a “directory/information sign” and kiosk sign.”

75. “Pennant” means a piece of cloth, plastic, paper, or other such material varying in size, shape or design to draw attention to the site where located.

76. “Permanently affixed” shall mean painted or permanently attached with glue, adhesive, bolts, nails, approved concrete footings, not intended to be easily removed. Tape shall not be considered as meeting this definition.

77. “Person” means any individual, corporation, association, firm, partnership, or similarly defined interest.

77.1 “Plant List” means the Recommended Native and Adaptive Species List adopted by TRPA.

78. “Point of purchase display” means advertising of a retail item accompanying its display, e.g., an advertisement on a soft drink or water dispenser, tire display, ice machines, etc.

79. “Pole cover” means cover enclosing or decorating poles or other structural supports of a sign.

79.1 “Political Sign” means a sign advertising a candidate for public office, a proposition, or other issue to be voted on by the general public.

22. “Portable Sign” means any sign designed to be moved easily and not permanently affixed to the ground or to a structure or building.

23. “Project area” means one or more parcels or leases that are linked together for a common and definitive purpose, such as parking, or access, or utilities, or are under one umbrella management unit.

24. “Projecting Sign” means a sign, other than a flat building sign, which projects form and is supported by a wall of a building, and is not mounted parallel to the plan of the wall.

83. “Public right-of-way” means that portion of land owned by the public in which the street, sidewalk and utilities are placed. Note: Normally the public right-of-way is wider than the paved street.

84. “Real estate sign, on-premises” means a temporary sign advertising the real estate upon which the sign is located as being for rent, lease, or sale. 1327
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85. “Roofline” means the top edge of a roof or building parapet, whichever is higher, excluding any mansards, cupolas, pylons, chimneys, or minor projections.

86. “Roof sign” means any sign erected over or on the roof of a building. No roof sign dormer can extend above the roofline as measured in elevation.

87. “Room rate” means the posting of room rate signs and shall be consistent with this chapter and SLTCC 28A-6.

88. Rotating Sign. See “Animated sign, mechanically energized.”

89. Scenic Corridor. The following roads are considered scenic corridors: Lake Tahoe Boulevard, U.S. 89, U.S. Highway 50 and the Loop Roads.

90. “Sculpture” means to cut, carve, chisel, cast, weld, mold, etc., into statues or figures.

91. “Seasonal Change of Copy” means the changing of the sign face copy, to reflect the different seasons or seasonally uses.

92. “Seasonal graphics and murals” means such graphics and murals that depict seasonal events with no commercial messages. Examples include Christmas, Valentine’s Day, Easter, Mother’s and Father’s Day, Homecoming and the like.

93. Setback: Setback, for all signs shall be measured from the property-line.

94. “Sign” means any character, letter, figure, symbol, design, model or device or combination of these used to attract attention or convey a message and which is visible from a public street, public recreation area, bicycle trail or from Lake Tahoe. The term includes banners, pennants, streamers, moving mechanisms and lights. The term does not include scoreboards or ball field signs where the sign is oriented to the recreation use.

95. “Sign, Area of” means the sum total of display areas of one or more sign faces (also see sign face). If the sign is composed of individual letters or symbols using the wall as the background with no added decoration, the sign area shall be calculated by enclosing the perimeter of each word within a rectilinear geometric figure which encloses the extreme limits of the copy and measuring the area within the perimeter.

96. “Sign dormer” means a structure attached to the roof that provides a vertical mounting surface on a sloping roof. The dormer is usually constructed of the same material as the roof.

97. “Sign face” means the plane of a sign on which the copy is placed. A normal size frame is not considered as a part of the sign face.

98. “Snipe sign” means a temporary sign or poster affixed to a tree, fence, telephone pole, etc.

99. “Subdivision identification sign” means a freestanding or wall sign identifying a recognized subdivision, condominium complex or residential development. 100. “Temporary Sign” means any sign not intended for long term 101. “Under-canopy pedestrian-oriented sign” means a sign suspended beneath and not projecting beyond the face of a canopy, ceiling, roof, or marquee. 102. “Unit of operation” means an individual and separate unit of activity or function within a building, such as a single shop within a business complex or a single business occupying an entire building.
103. “Use” means the purpose for which a building, lot, sign, or structure is intended, designed, occupied, or maintained.
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Development and Design Standards C-63 October 15, 2013May 2024 104. “Window” means an opening in a building for letting in light or air or for looking through, and having a pane(s) of glass set in a frame or sash. Note: Placing a false window on a building does not meet the definition of window and window signs. Also see “Parked motor vehicle sign.”
105. “Window Sign” means all signs placed in a window which are intended to be primarily visible from a public right-of-way, includes permanent and temporary signs.

Note: A temporary window sign does not count as building sign area if it is within the 25% window area devoted to window signs.
25-5 Compliance Required: It shall hereafter be unlawful for any person to erect, place, or maintain a sign in the City of South Lake Tahoe except in accordance with the provisions of this chapter.
25-5.1 Signs Prohibited: The following types of signs are prohibited in all districts:

A. Pennants, festoons, search lights;
B. Signs imitating or resembling official traffic or government signs or signals; C. Snipe signs, when located in the public right-of-way; D. Off premise parked motor vehicle signs
E. Portable signs not specifically permitted by this Ordinance, i.e., real estate signs F. Animated signs
G. Balloons; except for a “grand opening temporary activity” as part of a cityapproved TRPA permit for a temporary activity/use. The “grand opening temporary activity” use of balloons shall not exceed 72 continuous hours H. Changeable copy signs; computer controlled variable message electronics sings.

Exceptions:

1. Computer controlled variable message electronic signs that are include in City gateway signage and publicly owned community event signs.

2. Manually activated, changed seasonal copy changes
I. Insignia flags, unless otherwise allowed by this chapter.

J. Flags in the form of pennants or festoons, and the like, unless approved as part of a Temporary Activity Permit.

K. Sound producing signs
L. Illegal signs
M. Off-premise signs, except for "off premise" temporary real estate residential open house signs (see SLTCC 25-7) and garage sale signs (See SLTCC 25-7) allowed by this chapter.

N. Appurtenant Signs, unless counted as a part of approved signage area and each sign does not exceed 12" x 12'°. Further, no appurtenant sign shall be hung from or otherwise attached to a freestanding sign unless the attachment is included as a part of the sign face copy
O. All signs riot specifically noted
P. The display of sculpture, murals and seasonal graphics, unless approved by the City Planning Division.

Q. Window signs not contained within the 25% allowable window signage area.

R. Freestanding signs in clear zones that have height between 3’ and 1-‘ from grade or with pole/base support larger than 12 inches in diameter R. Signage for prohibited uses.

S. Signs not in compliance with this Chapter.

T. Hand held signs for commercial use
25-6 Planning Permits Required: Unless otherwise provided by this Ordinance, all signs shall require a Planning Permit and payment of fees as described in Article VII of this chapter.
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Development and Design Standards C-64 October 15, 2013May 2024 25-7 Signs and Activities Not Requiring Permits: The following types of signs are exempt from permit requirements but shall be standards of this chapter.

A. Maintenance or cleaning of a sign.

B. Memorial signs, when cut into masonry surfaces or when constructed of bronze or other metals and affixed to a wall, that do not exceed three square feet in area.

C. Temporary government signs indicating danger and/or service and safety information.

D. In residential areas, (1) name plates, (2) names on mailboxes or newspaper tubes, (3) private property parking or warning the public against trespassing or danger from animals, provided they do not exceed two square feet.

E. Signs not readable from a public street, recreation area, bicycle trail, or Lake Tahoe, such as window placards denoting community special events.

F. Directional and information signs on private property which conform to the following: 12" x 18" or smaller, which limit access, provide direction, parking admittance or pertain to security provisions; signs 18" x 18 °' or smaller, defining entrance or exit; and octagonal stop signs, 24'° or smaller. Any sign larger than the limits described shall be counted as either freestanding or building sign as appropriate.

Larger signs may be allowed in those instances where a business is located on a public street which is being repaired or reconstructed that negatively affects the economic viability of a business(s). Size of sign shall be subject to City review on a case by case basis. At a minimum, the sign shall not exceed 6 feet high and be setback a minimum of 5 feet from all property lines and be outside a defined corner clearzone.

G. Highway signs, street signs and other regulatory and directional signs which are located on a public right-of-way shall conform to the applicable sign standards set forth in the Manual on Uniform Traffic Control Devices, 1978, or other standards which may be contained in a memoranda of understanding between the TRPA and a public agency with jurisdiction over the travel way or upon design approval by the TRPA and a public agency with jurisdiction over the travel way.

H. Seasonal graphics and murals. At such time as the Seasonal Graphic or Mural has business related copy, the Seasonal Graphic or Mural is considered to be a business sign and the entire Seasonal Graphic or Mural, including copy, is considered sign area and requires a permit.

I. Off premise temporary real estate residential "Open House" signs provided the following standards are met:

1. The signs shall not exceed 3 square feet. Within the 3 square feet, all copy shall be placed including arrows, logos, name of real estate office, address and the like. The height of sign shall not exceed 3 feet. For the purpose of this provision, the 3 foot high signs may be placed on top of a snow berm.

2. All signs shall not be located within the public right-of way.

4. The signs shall not be allowed within the Tahoe Keys Blvd. median, the 15th street median and parkway, or the Loop Road median and parkway.

5. The maximum number of signs per "Open House" shall be limited to three (3).

6. The "Open House" signs shall be either freestanding, mounted on a stake, or an "A-frame." The location and/or size of such signs shall not create a traffic hazard.
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Development and Design Standards C-65 October 15, 2013May 2024

7. The "Open House" signs shall be displayed only during the hours which the house is open for viewing, and the open house signs shall be immediately removed when the open house is closed for the day.

J. On-premise temporary real estate signs provided the following standards are met;

1. Residential
a. One "For Sale" sign per premise, unless the property for sale has both a front and rear street frontage, in which case, two “for sale” signs are permitted;
b. On the day of showing, one "Open House" sign per premise; c. The standards for all signs shall be:
i. If freestanding, the sign area shall not exceed 3 square feet. Should the sign be mounted on a stake, the stake shall not exceed 5 feet in height. The sign or its supports shall not encroach into the public right-of-way and shall not create a traffic hazard or encroach into a clear zone area. Said sign may be double faced.
ii. If a wall sign, the area shall not exceed 3 square feet. iii. Shall not be illuminated; and
iv. Shall not contain more than two sign riders each a maximum side of 6”X18”; and
v. Shall not contain more than one flier box.
2 .Commercial
a. One "For Sale" sign per premise, unless the property for sale has both a front and rear street frontage, in which case, two “for sale” signs are permitted;
b. The standards for all signs shall be:
ii. If freestanding, the sign area shall not exceed 32 square feet; shall not exceed 6 feet in height. The sign or its supports shall be a minimum of five feet from the property lines and shall not encroach into a clear zone area. Said sign may be double faced;
iii. If a wall sign, the area shall not exceed 32 square feet; iv. Shall conform to the design standards contained in SLTCC 25-38 and 25-39; and
v. Shall not be illuminated.

K. Motor vehicle signs which conform to the following: non-projecting and permanently affixed to the exterior of the vehicle. Painted and magnetic signs are considered permanently affixed. Taped signs are not.

L. Commercial street address numbers which do not exceed 3 square feet. If greater than 3 square feet, shall require a permit and shall be calculated as a part of the sign area.

M. Open/closed signs which do not exceed 12 square inches and credit identification signs. This applies to all illuminated and non-illuminated signs and credit identification.

N. Window signage that does not exceed 25% of the window area. Each window shall have a maximum of 25 percent of window area for use of all permanent and temporary signs except for seasonal graphic displays. In a single façade which contains a group of windows that is visible from a street, the window signage for that façade may be concentrated in one window of that group. The permissible area shall be based on the total window of that façade’s widow grouping. 1331
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Development and Design Standards C-66 October 15, 2013May 2024 O. Banners and sandwich board signs in compliance with the following standards:

Displayed only during the following holiday periods: the month of December, New Year’s Eve day and New Year’s Eve, Martin Luther King weekend, President’s Day weekend, Memorial Day weekend, July 4th weekend, Labor Day weekend, Thanksgiving weekend, or during City sanctioned community events; i. Signs are not within a street right of way, sidewalk, bicycle path, pedestrian walkway, designated parking spaces, ADA accessible zone or path, or clear zone;
ii. Signs do not impede pedestrian or bicycle circulation; and iii. Signs are professionally designed and manufactured; or iv. Banner signs that are community benefit signs in areas designated by a community plan.

Q. Garage sale signs displayed Friday, Saturday, Sunday, or Monday of a holiday weekend. Must be outside of street rights of way and must not impeded pedestrian, bicycle, or vehicle traffic.

R. The following temporary signs:
i. Temporary government signs.
ii. Temporary window signs, provided they are within the 25 percent allowable window area for signs.
iii. Temporary on- and off-premises real estate signs.
iv. “Community benefit” temporary activity signs at the Chamber of Commerce area and those “community benefit” temporary activity signs placed offpremises as a part of an approved community plan or area plan. 25-8. Maintenance.

All signs shall be properly maintained. Exposed surfaces shall be clean and painted if paint is required. Defective parts shall be replaced. The [City] TRPA shall have the right to order the repair or removal of any sign which is defective, damaged, or substantially deteriorated as defined in the Uniform Building Code.
25-9. Lighting.

Unless otherwise prohibited by this Ordinance, all signs may be illuminated consistent with this chapter.
25-10. Sign Contractor’s License or Exemption.

No person shall engage in the business of erecting, altering, relocating, constructing or maintaining signs without a valid contractor's license and meeting the provisions for all required state and federal licenses (unless said maintenance does not require a state or federal license) or meets the Uniform Building code "Owner/Builder", Section. 25-11 Insurance.

All persons involved in the business of maintenance, installation, alteration, or relocation of signs shall maintain all required insurance and shall file with the state a satisfactory certificate of insurance to indemnify the TRPA, state, county, or city against any form of liability.
25-12 Signs Permitted in all PAS.

Unless otherwise noted, the following signs requiring Planning Division permits, are permitted in all Plan Areas, and they shall conform with all standards of this chapter:
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Development and Design Standards C-67 October 15, 2013May 2024 A. Political signs which conform to the following: for each parcel, one temporary sign per street frontage which is not greater than 12 square feet in area, is not internally illuminated, and is not displayed for more than 30 days in a calendar year, except that for 60 days preceding a general, primary or special election more than one such sign may be placed on each parcel, provided they are removed immediately after the election. (TRPA Section 2.3.4.E).

B. Area identification signs which conform to the following additional standards:

1. Signs shall not exceed 25 square feet in area;

2. Signs shall be low profile signs and not exceed five feet in height, with the following exception:

The height of an area identification sign may exceed five feet, when:
a. The sign is placed on public property (or property which acts as public property such as property dedicated for public use), outside the public right-of-way;
b. The sign is placed within an approved community plan; c. The sign is placed within a community plan which allows multi-story buildings (above two);
d. The sign shall be constructed as part of a project subject to city review and approval;
e. The project shall have all of the following public infrastructure: curb, gutter, sidewalk, street lighting and drainage improvements; f. The sign setback shall conform to the freestanding sign setback and height chart shown in SLTCC 25-35(D);
g. The number and location of signs shall be included in each community plan;
h. Signs shall be landscaped as required by Article VIII, Sign Design Standards, with the following exceptions:

The landscaping requirements may be reduced when:
a. The sign will be constructed as a part of a project where the city has review and approval;
b. The sign placement within the project is pedestrian oriented hardscape and therefore not conducive to meet the landscaping standards in Article VIII; and
c. The project shall have full public improvements, including any of the following: curb, gutter, sidewalk, street lighting, and drainage improvements.

C. Construction Signs. One construction sign may be erected on site, provided it not exceed 32 square feet, six feet in height, shall be set back a minimum of five feet from all property lines and conform to the design standards contained in SLTCC 25-33 and 25-34. Such signs shall not be erected prior to the issuance of the project building permit and shall be removed within 10 days of completion of construction or building occupancy, whichever occurs first.

D. All public use signs.

E. Directional signs on public property which provide direction to public and semipublic uses, such as recreation uses, churches, hospitals, schools and the like.

Said signage shall be no larger than 18 inches by 18 inches. If located on Caltrans right-of-way, a Caltrans encroachment permit is required before 1333
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Development and Design Standards C-68 October 15, 2013May 2024 issuance of this sign permit. If located on city right-of-way, a city encroachment permit is required before issuance of the sign permit.
25-13 Signs permitted in residential PAS.

For all signs not requiring permits, see SLTCC 25-7.

A. The following signs do not require planning division permits: all signs listed in SLTCC 25-7.

B. The following signs requiring planning division permits are allowed in residential PAS. They shall conform with all standards of this chapter:

1. All signs permitted in all PAS (SLTCC 25-12).

2. Identification sign provided the following standards are met:
a. Sign area shall not exceed 32 square feet; and
b. One sign per street entrance.

3. For permitted nonresidential uses, including places of worship, but excluding home occupations, the following standards shall be required:
(a) freestanding sign not to exceed 32 square feet in sign area, and (b) building sign not to exceed 32 square feet in area.

C. Special regulations for residential PAS are as follows: all allowed freestanding signs shall be a low profile sign with a height limit of six feet and be set back a minimum of 15 feet from any public right-of-way.
25-14 Signs Permitted in Commercial/ Tourist Plan Areas.

A. The following signs do not require planning division permits: all signs not requiring permits (SLTCC 25-7).

B. The following signs require issuance of a permit by the planning division and are allowed in the above plan areas, provided they conform to the following standards and all other standards of this chapter:

1. All signs permitted in all PAS (SLTCC 25-12).

2. a. Under-canopy pedestrian-oriented signs shall not be counted as building signs provided they conform to the following:
i. Placed at right angle to pedestrian walk; and
ii. Located at or near the public entrance to the building; and iii. Not internally illuminated; and
iv. Do not exceed five square feet (each side) and are a minimum of eight feet above grade of the pedestrian walk.
b. Those under-canopy signs which do not conform to subsection (B)(2)(a) of this section shall be considered to be a building sign subject to requirements contained in SLTCC 25-39 through 25-41, and if in the Stateline/Ski Run CP, see SLTCC 25-42 through 25-45.

3. Building and Freestanding Signs. For information on size, location, setback, height, etc., see SLTCC 25-39 through 25-41, and if in the Stateline/Ski Run CP, see SLTCC 25-42 through 25-45.

4. Seasonal change of sign copy is subject to a limit of two changes per year:
one summer and one winter.

C. Special regulations for tourist accommodations uses are as follows: the maximum sign area for tourist accommodation use is:
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Development and Design Standards C-69 October 15, 2013May 2024

1. For properties with entrance on one street, the maximum sign area shall be 120 square feet. Of that 120 square feet, a maximum of 80 square feet shall be permitted for a freestanding sign.

2. For properties with major entrances on two, three or four street(s) (excluding service drives), the maximum sign area shall be 240 square feet, 360 square feet, and 480 square feet, respectively. Of the maximum allowed per street frontage, a maximum of 80 square feet may be used for any one freestanding sign.

Article V. Construction Specifications
25-15 Construction Specifications.

All signs shall be installed in compliance with the building and electrical codes as required by the city building division.

Article VI. Administration and Enforcement
25-16 Planning Divisions.

Planning division is authorized to process applications for sign permits and enforce and carry out all provisions of this chapter through a memorandum of understanding (MOU) between the TRPA and the city. The division is authorized to promulgate regulations, interpretations and procedures consistent with this function. [The division is empowered, upon presentation of proper identification, to enter or inspect any building, structure, or premises in the city for the purpose of inspection of a sign.

Should potential building and/or electrical code problems occur in this inspection, the division is authorized to request the building division to inspect the sign for possible building and electrical code violations in accordance with applicable provisions of state and federal law.]
25-17 Application for Permits.

Application for a sign permit for the erection, relocation, or change of copy shall be approved by the planning division upon a form provided by the division. Incomplete applications shall result in the immediate return of the application to the applicant without a decision.]
25-18 Permit Fees.

All applications for a sign permit shall be accompanied by the payment of a fee based upon the city council adopted fee schedule. Failure to provide the fee at the time of application submittal shall result in the immediate return of the application to the applicant without a decision.]
25-19 Permit Issuance.

The division staff shall issue a sign permit for the erection, relocation, or change of copy provided it is in receipt of a valid application (including fee) and provided the sign conforms to all applicable laws and regulations of this chapter.] 25-20 Revocation.

The division may revoke a sign permit for any false statement or misrepresentation of fact in the application. Any sign which has been erected, relocated, change of copy or color, based upon a false statement or misrepresentation, shall be considered an illegal sign and subject to the terms and conditions of this chapter. 25-21 Inspection Upon Completion.
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Development and Design Standards C-70 October 15, 2013May 2024 Any person erecting, relocating, changing copy or color, for which a sign permit has been issued, shall notify the division when the work has been completed. The division shall inspect the sign for conformance with the permit. This inspection shall not relieve the applicant from obtaining any other inspection from other divisions or agencies. 25-22 Exceptions
A. Exceptions to those design standards contained in Article IX and X of this chapter may be allowed, provided the following findings can be made:

1. The situation exists whereby strict application of the standard is unfair and infeasible to the applicant; and

2. The exception is in harmony with the purpose and intent of this chapter; and

3. The approval of the exception will not have a significant effect upon other property owners or occupants of property in the vicinity; and

4. The exception produces benefits equal to the benefits contained in this chapter.

B. In granting each exception the planning division staff may attach additional conditions necessary to carry out the spirit and purpose of this chapter in the public interest, including, but not limited to:

1. Removal of other nonconforming signs.

2. Copyrighted colors on logos. Those logos which do not conform to the standard with regard to color contrast would be allowed if the logo is placed on a dark background which would not be less than 40 percent of the sign area.

3. Reduction in sign area. This may involve the reduction in sign area for freestanding or building signs. The proposals which reduce the sign area for those signs that are visible from the scenic corridor shall provide more mitigation than those which are not.

C. A scenic analysis shall be required for any exception on a scenic threshold travel unit or recreation area. Those exemptions not on a scenic threshold travel unit or recreational area may require a scenic analysis.

D. Designated locally unique signs pursuant to Section 25-23 may be granted exceptions in order to preserve their locally unique attributes. 25-23 Locally Unique Signs.
i. A business or property owner may apply to have a sign designated as a “locally unique” sign. The application shall be made to the city planning division on a designated form and include a fee set by the planning division fee schedule. ii. The application will be considered by the city planning commission. Approval will be based on the following criteria:
a. The sign is in good condition and is in compliance with all building and safety code requirements;
b. The sign has historically been well maintained;
c. The sign advertises a business that is currently in operation and/or products or services currently provided by that business;
d. The sign does not degrade the scenic quality of the area; e. The sign does not impede existing, or planned for, vehicle, transit, bicycle, or pedestrian circulation;
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Development and Design Standards C-71 October 15, 2013May 2024 f. The sign demonstrates a creative and unique design or construction technique;
g. The sign is a widely recognizable icon or landmark within the city. iii. The decision of the planning commission regarding the locally unique sign application shall be final and binding and applicant may not appeal this decision to any other decision making body.
25-24 Partial Compliance to Nonconforming Signs.

Modifications to existing nonconforming signs that bring a sign closer to compliance with this chapter shall be permitted provided:
i. The property owner has not received notification of a violation of this chapter or notification of nonconforming sign compliance requirements; ii. The sign does not create a safety hazard as determined by the city manager or his/her designee;
iii. The sign is in good aesthetic condition as determined by the city manager or his/her designee; and
iv. The property owner enters into a signed written agreement with the city agreeing that the sign will be brought into full compliance within five years from the date of enactment of this amended ordinance and that failure to do so shall result in enforcement proceedings as set forth in this chapter.
25-25 Violations.

A. Signs Displayed Without a Permit and Modifications to Existing Signs Without a Permit. If any sign is or has been installed or placed on any property prior to the receipt of a required city sign permit, it is in violation of this chapter. Signs in violation of this chapter shall be removed within 10 days of notification of the violation to the property owner. If not removed according to the notice, a monetary penalty shall be required pursuant to the planning division fee schedule. The payment of the penalty shall not relieve any person of any other requirements or penalties within this chapter.

B. Installed Signs Existing Prior to May 1, 1994 (Previously Legal Nonconforming).

Signs not brought into compliance within 90 days of city notification to the property owner that the amortization period for legal nonconforming signs has expired (expired May 2009) and legal nonconforming signs shall therefore be brought into compliance with this chapter. Failure to bring signs into compliance according to the notice will result in a monetary penalty pursuant to the planning division fee schedule.
25-26 Appeals.

Decisions of city staff on the approval or denial of a permit or determination of violations of this chapter may be appealed to the planning commission within five days of receipt of notification of the decision. The decision of the planning commission shall be final and binding and the applicant may not appeal this decision to any other decision-making body.

The following additional appeals procedures shall apply only to locally unique signs (SLTCC 25-23): The final decision of the planning commission may be appealed to the city council. Notice of appellant’s intent to appeal to the city council shall be served upon the city clerk in writing no later than five days following the planning commission’s decision.

Article VI. Conflict, Severability and Effective Date
25-27 Conflict.
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Development and Design Standards C-72 October 15, 2013May 2024 If any portion of this chapter is found to be in conflict with any other provision of any zoning, building, fire, safety, or health ordinance of the city code, the provision which establishes the more restrictive standard shall prevail.] 25-28 Severability.

If any section, subsection, sentence, clause, or phrase of this chapter or its application to any person or circumstance is held invalid by the decision of any court of competent jurisdiction, the remainder of this chapter or the application of the provision to other persons or circumstances is in effect and shall remain in full force and effect.

Article VIII. Sign Design Standards
25-29 Applicability.

The following design standards are applicable to all signs erected, relocated, or change of copy within the city, including the community plan areas unless the community plan has a standard specific to the area.

These standards have been developed to improve the scenic quality ranking of the scenic corridor.
25-30 Copy.

A. Standard. This chapter shall not regulate the copy message.

Guideline. Copy should be simple to read and limited to six to eight words, and denote the name and type of business or services rendered; using copy to display menus, products and the like adds to the complexity of the copy.

B. Standard. In Section 13531 et seq. of the Business and Professions Code, which regulates motor fuel price signs, the following shall be required:

1. The sign shall not advertise more than three major grades of motor vehicle fuel offered for sale (propane is not considered a motor vehicle fuel).

2. The numerals designating the price of motor fuel shall be the minimum size as allowed under Section 13531 et seq. of the Business and Professions Code.

C. Standard. Sign area containing copy required by law (such as state required gas prices, security exchange commission (NASAD)) will not be deducted from the maximum allowable sign area, provided the copy does not exceed the minimum size requirements of the law.

D. Standard. Any increase in sign area copy beyond what is required by law is allowable provided the additional area is deducted from the appropriate BRB.

E. Standards for Tourist Accommodations Only.

1. Standard. The display of amenities and affiliations provided shall be limited to the list of city-approved symbols based on The Symbol Sourcebook.

Should a symbol not exist then the city shall determine the appropriate symbol and include it in the list of city-approved symbols. The symbols shall be 12 inches by 12 inches and located in the bottom one-third of the sign face. Copy is not permitted in lieu of the symbols. (See Exhibit 1.) Guideline. The uniform symbols are intended to provide the public a consistent and easily understood set of amenities and affiliation symbols throughout the city and to also reduce the copy on signs.

In the design of the sign face, owners should allow for change of symbols, keeping in mind that the chapter does not allow changeable copy signage. 1338
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Development and Design Standards C-73 October 15, 2013May 2024 For example, on internally illuminated signs, the symbols could be made of vinyl attached to the face. Should the owner desire to change the symbol, it could be done by simply changing the one vinyl symbol.

2. Standard. The vacancy/no vacancy signage shall be limited to a maximum height of letters of six inches.

Guideline. If exposed fluorescent tubing direct lighting is to be used for vacancy/no vacancy, the color red is suggested, as it is most visible as well as provides the public with a consistent color and symbol. 25-31 Lighting.

A. Standard. All illuminated signs shall have either or both indirect or diffused lighting.

Guideline. Indirect backlighting of individual letters is the encouraged method of sign illumination.

B. Standard. Indirect lighting sources shall be shielded to prevent the light source from being visible from a public right-of-way or adjacent property.

Guideline. Methods that can be used include an enclosure that extends past the light source sufficiently that will channel the light onto the sign face and not spill light to other areas. Landscape materials and mounding may also be used.

Approval of the shielding method and its design will be based on how well the standard is met.

C. Standard. The intensity of lighting shall not create a visual hazard to the public.

D. Standard. All internally illuminated signs shall have a background which transmits a limited amount of light. (For the standard, see SLTCC 25-34, Color.) 25-32 Landscaping.

A. Standard. All freestanding signs shall be placed wholly within a landscaped area. The minimum landscape area shall be equal to the city standard setback, and across the property frontage, excluding driveways. Should a sign not be located within the standard property setback, the sign shall be placed in a landscape island. The island shall have a minimum depth from each sign face/edge of 10 feet. (Also see SLTCC 5-24, Landscaping. Planning commission design manual shall apply.)
Guideline. See the city design manual and SLTCC 5-24.

B. Standard. In the event that the landscaping provisions cannot be met as they pertain to freestanding signs, because of the physical limitations of the property, the staff may grant an exception under SLTCC 25-22, Exceptions.

Multiple partial compliance applications may be approved prior to the required compliance deadline; however, additional new measures towards compliance must be provided for each application.

C. Standard. A security deposit for the installation of the required sign landscaping may be allowed by the staff based on the winter ground disturbance prohibition from October 15th through April 30th of each year. Staff may place conditions, as appropriate, to ensure timely compliance.
25-33 Construction.

A. Standard. All supporting devices and braces shall be an aesthetic contribution to the sign structure and not a utilitarian appendage to hold up a sign, e.g., angle iron, pipes, guy wires are not allowed.
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Development and Design Standards C-74 October 15, 2013May 2024 B. Standard. Freestanding signs shall be supported by two or more poles/supports or a monument base.

Guideline. The use of monument bases in conjunction with low-profile signs is encouraged.
25-34 Color.

A. Standard. Internally illuminated signs shall have backgrounds of a dark color, or opaque material which does not transmit light. If opaque, only the individual letters and/or symbols may be illuminated. Under day and night lighting conditions, the copy on internally illuminated signs shall be lighter than the background.

Guideline. Natural wood and high density foam core signs which can be carved and painted consistent with the design standards, including dark backgrounds, are also encouraged.

B. Standard. Externally illuminated signs may be any color background and copy except for bright neon colors (fluorescent) and reflective colors, which are prohibited.

Guideline. Bright colors are generally discouraged on signs except when used as accent colors.

C. Standard. The color standard shall not apply to nationally registered trademarks if the color is a part of the trademark. If the trademark only pertains to the copy, then the copy shall be placed on a city approved background color. The minimum background shall be 40 percent of the sign area.

Guideline. The use of trademarks on natural backgrounds is encouraged. 25-35 Sign location.

A. Standard. The maximum height of a roof sign shall not exceed 15 feet from grade and shall be placed within a sign dormer.

For building signs more than 50 feet from the property line, no sign shall be mounted on the roof of a building or mansard roof, unless the sign is placed on a “sign dormer” which is located within the bottom one-half of the roof, as seen in elevation.

Guideline. “Sign dormers” should be designed as an architectural element and materials should be compatible with the building. Buildings with flat roofs should construct a new roof to accommodate a roof dormer for signage. The minimum roof slope should be 5:12.

Individual letter signs should be used within “sign dormers” as they do not dominate the roof as do “canned” signs.

C. Standard. In the design of new buildings and major remodels, all improvements subject to design review shall identify signage locations.

Guideline. Architectural details of a building often suggest locations, size or shape of signs. Signs should complement the building and not be considered after the building is designed.

C. Standard. One freestanding sign shall be permitted per the street frontage or project area. Additional freestanding signs are only permitted on parcels or project areas on which there are more than one licensed business. In such circumstances, multiple freestanding signs shall only be permitted if each sign is at least 100 feet apart and each sign complies with all other provisions of this chapter.
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Development and Design Standards C-75 October 15, 2013May 2024

1. Distance between freestanding signs shall be a minimum of 100 feet apart.

D. Standard. The location (setback) of a freestanding sign is subject to the maximum height allowed per the following setback chart, but in no case shall a sign be closer than five feet, zero inches to a property line.

Guideline. Where possible a low-profile sign is encouraged.

Freestanding Sign Setback Height
13 or less 10.00
14 10.25
15 10.50
16 10.75
17 11.00
18 11.25
19 11.50
20 11.75
21 12.00
25-36 Multiple Business Complex.

Repealed by Ord. 888.
25-37 Sign height.

A. Standard. For freestanding signs, see SLTCC 25-35.

B. Standard. For all other signs, including window signs and banners:

1. If a single story building is located within 50 feet of the property line, the maximum sign height shall be 15 feet, measured from grade.

2. If a single story building is greater than 50 feet, the maximum sign height shall be 25 feet.

C. Standard. For multi-story buildings, a building sign height over 15 feet is allowed, up to a maximum of 25 feet.
25-38 General Sign Design.

All signs should promote the city value of enhancing the unique beauty of Lake Tahoe by adherence to a high aesthetic quality and professional construction standards.

Article IX. Sign Area Formula City-Wide
25-39 Introduction.

Signage is a very complex problem. A number of factors guide the process of sign regulation. These factors include legal constraints of local, state, and federal laws as well as factors such as topography, traffic speed and local demographic makeup.

Basic to the use of signs is the communicative aspect of signage, which in many cases is the only viable and cost effective means of advertising the presence of a business. It is this aspect that complicates the development of a sign ordinance as it is impossible to predict the communicative needs of all businesses. The rules that are developed may or may not serve the communicative needs of the sign user and the community. 1341
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Development and Design Standards C-76 October 15, 2013May 2024 This sign chapter will allow the individual business owners the flexibility to develop a sign package that will meet their own individual communication needs, within a framework that will be sensitive to the local environment.
25-40 Concept.

Each business and multiple business complex (MBC) has a computed sign budget. From this budget, the business owner has the flexibility to apply the budget to freestanding and/or one or more building signs.

A. Standard. The area of each sign face shall be calculated to determine sign area.

For example, a freestanding sign, at right angles to the road with each sign face being 20 square feet, has a total area of 40 square feet. 25-41 Computing the Sign Area.

The calculation is a two-step process.

A. The first step is to establish the base reference budget (BRB) for the business or MBC.

B. The second step is to calculate the individual sign area for each freestanding and building sign.

These steps are translated into the following formulas:

For Step 1, calculate the BRB for signage identifying a business Where
A = Area of business floor space (feet)
C = 1.1 for businesses not located in a multiple business complex = 0.9 for businesses in a multiple business complex where signage is (or will be) provided to identify the complex
= 1.0 for businesses in a multiple business complex where signage is not (and will not) be provided to identify the complex
D = With respect to principal customer access
= 1.0 where the business is accessed by one street
= 1.41 where the business is accessed by two streets
= 1.73 where the business is accessed by three streets
= 2.0 where the business is accessed by four streets
For Step 1 calculate the BRB for signage identifying a multiple business complex Where
A = Area of business floor space for the entire complex (feet) D = With respect to principal customer access
= 0.50 where the business is accessed by one street
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Development and Design Standards C-77 October 15, 2013May 2024 = 0.70 where the business is accessed by two streets
= 0.85 where the business is accessed by three streets
= 1.0 where the business is accessed by four streets

1. Standard. The BRB used to calculate the sign area for each individual sign of a business when added together shall not exceed the total BRB for that business.

2. Standard. The BRB used to calculate the sign area for each individual sign of a multiple business complex when added together shall not exceed the total BRB for that multiple business complex.

3. Standard. Freestanding sign area shall be limited to 50 percent of the base reference budget (BRB).

If the project area qualifies for two freestanding signs, no single freestanding sign shall be permitted more than 35 percent of the BRB.

If the project area qualifies for three freestanding signs no single freestanding sign shall be permitted more than 28 percent of the BRB.

If the project area qualifies for four freestanding signs no single freestanding sign shall be permitted more than 25 percent of the BRB.

For Step 2 calculate the sign area for an individual sign.

Where
S = Vehicle speed limit on the street where the sign is to be viewed from (in miles per hour)
H = Height of the sign (as measure from finish grade to the top of the sign; in feet. Maximum height is 26 feet)
V = Horizontal viewing distance coefficient (as determined by the following chart)
Setback and Angle Table
Setback Footage Angle Values
Greater Than Less Than or Equal 0 to 15 16 to 30 31 to 45 46 to 60 61 to 75 76 to 90 >5 ft. < = 50 ft. 0.50 0.60 0.70 0.80 0.90 1.00
>50 ft. < = 100 ft. 0.55 0.65 0.75 0.85 0.95 1.05
>100 ft. < = 150 ft. 0.60 0.70 0.80 0.90 1.00 1.10
>150 ft. < = 200 ft. 0.65 0.75 0.85 0.95 1.05 1.15
>200 ft. < = 250 ft. 0.70 0.80 0.90 1.00 1.10 1.20
>250 ft. < = 300 ft. 0.75 0.85 0.95 1.05 1.15 1.25
>300 ft. < = 350 ft. 0.80 0.90 1.00 1.10 1.20 1.30
>350 ft. < = 400 ft. 0.85 0.95 1.05 1.15 1.25 1.35
>400 ft. < = 450 ft. 0.90 1.00 1.10 1.20 1.30 1.40
>450 ft. < = 500 ft. 0.95 1.05 1.15 1.25 1.35 1.45
>500 ft. 1.00 1.10 1.20 1.30 1.40 1.50
These formulas have been incorporated into a computerized spread sheet program. The spread sheet format will permit the applicant the ability to easily adjust and manipulate the various factors to see what is the best signage package for the business or multiple business complex. (Exhibit 4.)
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Development and Design Standards C-78 October 15, 2013May 2024 As an alternative to the computer, a manual worksheet has been developed to accomplish the same result. (Exhibit 5.)
C. The following shall not be considered sign area:

1. Pedestrian signs;

2. Temporary signs;

3. Temporary window signs;

4. Sign embellishments; and

5. Appurtenant signs.

Article X. Tourist Core Area Plan Provisions
25-42 Purpose.

The purpose of this section is to augment the city-wide sign ordinance with a set of specific design standards tailored to meet the urban design plan for the Tourist Core Area Plan.
25-43 Scope.

The Tourist Core Area Plan is composed of two parts:

A. The redevelopment plan area; and
B. The area outside the redevelopment plan area. (See Exhibit 2.) Within the redevelopment plan area all the sections of the city-wide sign ordinance apply, however, Article VIII, Sign Design Standards, has been augmented with additional standards in SLTCC 25-44.

Within the area outside the redevelopment plan area, all the sections of the city-wide sign ordinance apply.
25-44 Redevelopment Sign Design Standards.

The following redevelopment sign design standards shall apply to the redevelopment plan area only. Should a conflict arise between the city-wide standards contained within Article VIII and the following standards, the redevelopment sign design standards shall apply.

A. Standard. Redevelopment plan area definitions:

1. Mainstreet District. This district is generally described as being located in the Stateline core area, along both sides of U.S. Highway 50, between Park Avenue/Heavenly Village Way and the California/Nevada state line and between Bellamy Court and Cedar/Friday/Laurel Avenues. (See city staff for precise boundariesSee figure below.)
This district is oriented around intense pedestrian activity. As a result, the sign standards are reflective of a pedestrian environment: no freestanding signs are allowed; only building, landscape, wall and window signs are allowed.

2. Transitional District. This district is generally described as being located along both sides of U.S. Highway 50, adjacent to the Mainstreet district, between the California Loop Road diversion and Park Avenue/Heavenly Village Way and the North Loop Road and a line westerly of the extension of Cedar Avenue. (See city staff for precise boundariesfigure below.) 1344
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Development and Design Standards C-79 October 15, 2013May 2024 This district is characterized as being both pedestrian and automobile oriented. As such, the sign standards are sensitive to both traffic modes, but will only permit those freestanding signs that are low profile signs.

3. Parkway Districts. These districts are generally located:
a. Along both sides of U.S. Highway 50 for the depth of the commercial property, from Herbert Avenue to the California Loop Road diversion; b. Along Ski Run Boulevard for the depth of the commercial property from U.S. Highway 50 to Paradise Avenue;
c. Within the Lakeside Motel district between Laurel Avenue and Cedar Avenue and Friday Avenue to Stateline Avenue. (See city staff for precise boundariesfigure below.)
The Parkway districts are characterized as automobile oriented and permit both freestanding and building signs.
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Development and Design Standards C-80 October 15, 2013May 2024 1346
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Development and Design Standards C-81 October 15, 2013May 2024 B. Standard. All legal nonconforming signs shall be brought into conformance with this chapter when:

1. Refer to Article VI of this chapter for compliance triggers; or

2. A major remodel of a structure occurs, such as adding units or additional square footage is constructed; or

3. Curb, gutter, and sidewalks are constructed adjoining the property.

D. Standard. All redevelopment signs shall comply with the following color standards:

1. All copy appearing on a building, freestanding or window sign shall be placed on a dark background to create a contrast. Under day and night lighting conditions, the copy shall be lighter than the background.

2. The copy may be any color except for bright neon colors (fluorescent) and reflective colors, which are prohibited.

Guideline. Bright colors are generally discouraged on signs except when used as accent colors.

3. The color standard shall not apply to nationally registered trademarks if the color is a part of the trademark. If the trademark only pertains to the copy, then the copy shall be placed on a city approved background color. The minimum background shall be 40 percent of the sign area.

Guideline. The use of trademarks on natural backgrounds is encouraged. 25-45 Mainstreet District.

A. Standard. Freestanding signs shall not be permitted. (Note: Landscape wall signs, as defined, are not considered to be freestanding signs, but are counted as building signs.)

1. Exception: The Park Avenue/Heavenly Village Way and the Bellamy Court frontages in the Mainstreet district are allowed freestanding signs. The design standards for this exception sign are:
a. Materials: Stone retaining wall matching the architectural stone with metal lettering on a rectangular solid background. Metal letters may be applied directly to the stone wall as an option. No can signs allowed. b. Letter height: Up to two feet, zero inches.
c. Wall height: Up to four feet, zero inches, unless in a defined clear zone, in which case the sign can be up to three feet, zero inches. d. Sign area: Maximum of 20 square feet per sign face for a maximum of 40 square feet. The height and width of the solid backdrop on which the letters are attached shall be used to compute the sign area. The stone wall, on which the solid backdrop is attached, shall not be counted as sign area.
e. Installation method: Concrete footing.
f. Lighting: Up-lighting from nonvisible source on ground or back-lighted individual letters onto solid backdrop.
g. Sign Orientation: Either parallel or up to 90 degrees to the center lne of the street.
h. Number allowed – Major buildings:
i. Mountain Side.
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Development and Design Standards C-82 October 15, 2013May 2024

1. Grand Summit Hotel: One on-site freestanding sign on Heavenly Village Way.

2. Timber Lodge: One on-site freestanding sign on Bellamy Court. ii. Lake Side.

1. None.
i. Purpose: To allow some auto-oriented signage in the non-intensive pedestrian public space, while maintaining a pedestrian scale for the sign.

With the following exception:

Two freestanding area identification signs conforming to the exemption standards contained in SLTCC 25-12(B)(2), may be located as follows:
i. Mountain Side.

1. One on the southeast corner of U.S. Highway 50 and Park Avenue/Heavenly Village Way;
ii. Lake Side.

1. One on the northwest corner of U.S. Highway 50 and Stateline Avenue.

B. Standard. Landscape wall signs: The design standards for a landscape wall sign are:

1. Materials: Stone retaining wall matching the architectural stone with metal lettering on a rectangular solid backdrop. Metal letters may be applied directly to the stone wall as an option. No can signs allowed.

2. Letter height: Up to two feet, zero inches.

3. Wall height: The wall on which the sign is placed shall not exceed four feet, zero inches, unless in a defined clear zone, in which case the wall can be up to three feet, zero inches.

Exception: If the wall is a part of a structural element to facilitate the use of the site, i.e., a retaining wall, the wall height shall be as high as deemed appropriate by an engineer to accomplish the wall’s purpose. As a part of the sign permit, conditions may be imposed to ensure a pedestrian scale is maintained for the wall, including terracing or other landscape features.

4. Sign area: Maximum of 40 square feet. This is a total maximum square footage for the sum of all landscape wall and building signs on the parcel.

The height and width of the solid backdrop on which the letters are attached shall be used to compute the sign area. The stone wall, on which the solid backdrop is attached, shall not be counted as sign area.

5. Installation method: Concrete footing.

6. Lighting: Up-lighting from nonvisible source on ground or back-lighted individual letters onto solid backdrop.

7. Sign orientation: Only parallel to the centerline of the street.

8. Number allowed – Major buildings:
a. Mountain Side.
i. One for the Timber Lodge.
ii. One for the Gondola.
ii. One for Cecil’s Market.
iv. One for the transit center.
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Development and Design Standards C-83 October 15, 2013May 2024 v. One for the Grand Summit on U.S. Highway 50.
b. Lake Side.
i. One for the Convention Center.
ii. One for Project A.
iii. One for Project B.
iv. One for Stardust Timeshare.

9. Purpose: To not have a proliferation of freestanding signs along the highway corridor but rather have those signs which are a part of a landscape feature, such as a retaining wall, be allowed to incorporate signage. If the sign is not a part of a landscape feature, then the sign may be permitted, provided it is integrated into the landscape so as not to be a dominant sign form. Such integration shall include such items as pedestrian amenities such as pedestrian seating, water feature, art, boulders or the use of landscape material to frame and soften the sign from all sides.

C. Standard. Building signs: There are two types of building signs: (1) those which provide secondary identification to the major buildings, and (2) those which identify the individual businesses.

The design standards are:

1. Secondary Identification of Major Buildings.
a. Materials: Signs may be metal or wood. No can signs allowed. b. Letter height: Up to one foot, two inches.
c. Sign height: Up to 15 feet.
d. Sign area: Maximum of 40 square feet. This is a total maximum square footage for the sum of all landscape wall and secondary identification of major building signs on the parcel.
e. Installation method: Flush attachment to building wall and avoid contrasting attachment anchors.

Exception: The parking garage building sign may use a projecting sign in lieu of a sign attached flush to building wall.
f. Lighting: Down-lighted from nonvisible source on building wall or backlighted individual letters onto solid backdrop. g. Sign orientation: Varies depending on building wall orientation. h. Number allowed – Major buildings:
i. Mountain Side.

1. Four for the Timber Lodge.

2. Two for Cecil’s Market.

3. Two for the transit center.

4. None for the Gondola.

5. Two for the Grand Summit Hotel.

6. One for the cinema.

7. One for the parking garage.
ii. Lake Side.
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Development and Design Standards C-84 October 15, 2013May 2024

1. Two for Project A (one on U.S. Highway 50 and one on the public space).

2. Two for Project B (one on U.S. Highway 50 and one on the public space).

3. Two for the Stardust Timeshare Hotel.
i. Purpose: To provide pedestrian level identification for major buildings in the project site.

2. Individual Businesses. There are three types of individual business signs: (a) those which provide identification to businesses with an elevation sign to be viewed from the street and sidewalks, (b) those which provide identification to businesses from within the pedestrian space under the canopy of the building arcade, and (c) a three-dimensional icon placed on a column of the building arcade.
a. Elevation Signs.
i. Materials: Signs may be metal or wood with a minimum edge thickness of two inches; no can signs will be permitted. ii. Letter height: Up to nine inches.
iii. Sign height above ground: Varies depending on the arcade fascia. iv. Sign area: In place of the formula, the sign area is regulated by the uniform backdrop dimensions of a height of one foot, eight inches and a length of 12 feet, zero inches (20 square feet).
v. Installation method: Signs shall be hung from the soffit board of the arcade. See city planning for criteria.
vi. Lighting: Down-lighted from nonvisible source from arcade wall or back-lighted individual letters. See city planning for criteria. vii. Sign orientation: Parallel to arcade.
viii. Number allowed: One for each tenant space.
ix. Purpose: To provide business locations with a building sign (elevation) that can be viewed from the street and sidewalk. b. Under-Canopy Projecting Arcade Sign.
i. Materials: Signs may be metal or wood; no can signs will be permitted.
ii. Letter height: Variable; typical is six inches.
iii. Sign height: Bottom of sign is no lower than eight feet from sidewalk, nor higher than 15 feet.
iv. Sign area: In place of the formula, the sign area is regulated by the uniform backdrop dimensions of a maximum height of two feet, zero inches and a maximum length of three feet, six inches (each side is seven square feet for a total of 14 square feet)..
v. Installation method: Signs shall be attached to and hung at 90 degrees to the wall of the building. The mounting brackets shall be strong enough to prevent sagging over the life of the sign. vi. Lighting: None. The arcade lighting will illuminate the sign or backlighted individual letters. vii. Sign orientation: 90 degrees to the building wall on which it is attached.
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Development and Design Standards C-85 October 15, 2013May 2024 ix. Number allowed: One for each tenant space.
x. Purpose: To provide identification to businesses from the pedestrian space under the canopy of the building arcade.
c. Icon Sign
i. Materials: Icon may be metal, plastic or wood.
ii. Letter height: No letters unless they are a significant and integral element of the icon, such as the letters ABC on a child’s building block.
iii. Sign height: Bottom of sign is no lower than eight feet from sidewalk, nor higher than 15 feet.
iv. Sign area: In place of the formula, the icon shall wholly fit within an imaginary cube with a maximum height of one and one-half feet, a maximum width of one and one-half feet and a depth of one and one-half feet. For the purpose of computing sign area, only the one dimensional plane shall be used. Therefore, the icon sign area shall be computed in the same manner as an under-canopy projecting sign, i.e., a double-sided sign (each side is two and one-half square feet for a total of five square feet).
v. Installation method: The icon shall be attached to the building arcade support column. The mounting brackets shall be strong enough to prevent sagging over the life of the sign.
vi. Lighting: None.
vii. Sign orientation: 90 degrees to the building arcade support column and oriented to the street or the sidewalk side of the arcade canopy and not oriented to the pedestrians under the arcade canopy. viii. Number allowed: One for each tenant space.
ix. Purpose: To provide iconic identification to businesses in a whimsical and entertaining manner creating a festive character to the pedestrian streetscape environment.

D. Standard. In addition to the building signs allowed in subsections A, B and C of this section, a computer-controlled variable message electronic sign is allowed in the Mainstreet sign district, subject to the following:
a. Materials: Sign materials are subject to the city-wide design standards in Article VIII.
b. Letter height: Sign letter height is subject to the city-wide design standards in Article VIII.
c. Sign height: Maximum height is 25 feet.
d. Sign area: Sign area is a maximum of 80 square feet. The unused portion of the 80 square feet area shall not be transferred to other building signs allowed in subsections A, B and C of this section. The 80 square feet area may be split into multiple sign faces subject to the public hearing process. e. Installation method: Flush attachment to building wall and avoid contrasting attachment anchors.
f. Lighting: Sign lighting is subject to the city-wide design standards in Article VIII.
g. Sign orientation: Varies depending on building wall orientation. 1351
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Development and Design Standards C-86 October 15, 2013May 2024 h. Number allowed – Major buildings:
i. Mountain Side.

1. None.
ii. Lake Side.

1. One for the Convention Center.
i. Purpose: To provide identification for activities within the Convention Center. j. Other.
i. The message and sign area illumination must remain constant, except for that period of time when the message is being changed. The rate of copy change shall not exceed four message changes per one-hour period.
ii. A public hearing and notice to surrounding property owners, including environmental documentation, shall be required for all computercontrolled variable message electronic signs. This public hearing is required irrespective of whether the sign needs an exception to any design standards contained in Articles VIII and X (see SLTCC 25-49, Exceptions).
iii. The intent of a computer-controlled variable message electronic sign is to convey a written message. The intent does not include a graphic and/or written message which includes motion, such as a television.

E. Standard. Seasonal graphics are allowed subject to the following:

1. All the public infrastructure has been installed according to a city approved master streetscape plan, including curbs, gutter, sidewalks/bike trails, landscaping and street lights;

2. All the signs are in conformance with the city sign ordinance and the building design and improvements are in conformance with the city design standards;

3. The light standard is designed to accept the seasonal graphic;

4. There is a business association in place;

5. Conform to the following:
a. Materials: Fabric, metal or wood; no can signs will be permitted; b. Letter height: Not applicable;
c. Sign height: Bottom of graphic is no lower than eight feet from sidewalk, nor higher than 15 feet;
d. Sign area: A maximum length of four feet, zero inches and a maximum width of one foot, six inches;
e. Installation method: Signs shall be attached to the light pole on city building division approved mounting brackets to prevent bending from wind and snow loads over the life of the brackets;
f. Lighting: None. The streetlight will provide illumination; g. Sign orientation: 90 degrees to the street;
h. Number allowed: Maximum of two per light pole;
i. Purpose: To provide a festive character to the pedestrian streetscape environment;
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Development and Design Standards C-87 October 15, 2013May 2024

6. Have city planning approval to ensure compliance with these provisions prior to installation.
25-46 Transition District.

A. Standard. The maximum height of freestanding signs shall be limited to lowprofile signs (see SLTCC 25-4, Definitions, for low profile).

1. Exception: Multiple business complexes in which the primary tenant is a major grocery store and set back a minimum of 150 feet from the front property line shall be allowed to have freestanding signs with heights consistent with the city sign formula.

B. Standard. The maximum area allowed in the Transitional district shall be 80 square feet.

1. Exception: Multiple business complexes in which the primary tenant is a major grocery store and set back a minimum of 150 feet from the front property line shall be allowed to have freestanding signs with sign areas consistent with the city sign formula. The design standards for this exception sign are:
a. Materials: Signs to be constructed of stone, metal and wood; no can signs will be permitted.
b. Letter height: Variable.
c. Sign height: Based on city sign formula.
d. Sign area: Based on city sign formula.
e. Installation method: Concrete footer with steel framing. f. Lighting: Down-lighting from nonvisible light source on the freestanding sign.
g. Sign orientation: Variable, based on city sign formula. h. Number allowed: Two; one on U.S. Highway 50 and one on Park Avenue.
i. Purpose: To provide tenant information for the neighborhood retail project.

C. Standard. The maximum building sign area shall be 40 square feet.

1. Exception: Multiple business complexes in which the primary tenant is a major grocery store and set back a minimum of 150 feet from the front property line shall be allowed to have building signs with sign areas consistent with the city sign formula. The design standard for this exception sign is:
a. Materials: Two-inch thick by 18- to 24-inch high, internally illuminated Plexiglas faced individual channel aluminum letters.
b. Letter height: Variable.
i. Major grocery store: Store name, up to four to eight feet; secondary uses, up to 24 inches.
ii. Major tenants’ names: Up to 30 inches.
iii. Other tenants’ names: Up to 18 inches.
c. Sign Height.
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Development and Design Standards C-88 October 15, 2013May 2024 i. Major grocery store: Store name, up to 25 feet; secondary uses, up to 15 feet.
ii. Major tenants’ names: Up to 15 feet.
iii. Other tenants’ names: Up to 15 feet.
d. Sign area: Based on city sign formula.
e. Installation method: Letters affixed to a six by six painted channel raceway sandwiched between two arcade beams. See concept sketch. f. Lighting: Internally illuminated channel letters.
g. Sign orientation: Varies depending on arcade orientation. h. Number Allowed.
i. Major grocery store: Three.
ii. Major tenants: One for each tenant space.
iii. Other tenants: One for each tenant space.
i. Purpose: To provide tenant information for the neighborhood retail project.
25-47 Parkway Districts.

A. Standard: The maximum freestanding sign area allowed in the Parkway District shall be 80 square feet. The maximum building sign area shall be 40 square feet.

Exception: The signs for Hotel B of project 3 shall conform to the Mainstreet District signage standards as outlined in SLTCC 25-5
Guideline: The signs on Ski Run Blvd. should be limited to low profile signs to convey a pedestrian scale.
25-48 Sign Area Formula – Redevelopment Plan Area.

A. Mainstreet District. The formulas within Article IX are maintained, however, the standards contained in Article X take precedence over the city-wide ordinance and standards.

B. Transitional District. The formulas within Article IX are maintained, however, the standards contained in Article X take precedence over the city-wide ordinance and standards.

C. Parkway Districts. The formulas within Article IX are maintained, however, the standards contained in Article X take precedence over the city-wide ordinance and standards.
25-49 Exceptions.

A. In addition to those exemptions noted within this chapter, the only other exceptions allowed are those design standards contained in Articles VIII and X of this chapter, provided the following findings can be made:

1. The situation exists whereby strict application of the standard is unfair and infeasible to the applicant; and

2. The exception is in harmony with the purpose and intent of this chapter; and

3. The approval of the exception will not have a significant effect upon other property owners or occupants of property in the vicinity; and

4. The exception produces benefits equal to the benefits contained in this chapter.
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Development and Design Standards C-89 October 15, 2013May 2024 B. In granting each exception the planning division staff may attach additional conditions necessary to carry out the spirit and purpose of this chapter in the public interest, including, but not limited to:

1. Removal of other nonconforming signs.

2. Copyrighted colors on logos. Those logos which do not conform to the standard with regard to color contrast would be allowed if the logo is placed on a dark background which would not be less than 40 percent of the sign area.

3. Reduction in sign area. This may involve the reduction in sign area for freestanding or building signs. The proposals which reduce the sign area for those signs that are visible from the scenic corridor shall provide more mitigation than those which are not.

C. A scenic analysis shall be required for any exception on a scenic threshold travel unit or recreation area. Those exemptions not on a scenic threshold travel unit or recreational area may require a scenic analysis. The city and TRPA shall determine the level and type of scenic analysis.

D. A public hearing and notice to surrounding property owners shall be required for a computer-controlled variable message electronic sign exception(s).

H. Parking, Driveway and Loading Spaces: See City Code, Chapter 5, Article VIII, Parking, Driveways and Loading Spaces.
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CSLT Green Building Program D-1 October 15, 2013May 2024 Appendix D

CITY OF SOUTH LAKE TAHOE 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.
1356
Tourist Core Area Plan
CSLT Green Building Program D-2 October 15, 2013May 2024

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. • 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. 1357
Tourist Core Area Plan
CSLT Green Building Program D-3 October 15, 2013May 2024 A fine of $500 would be imposed on projects that, at the time of building occupancy, have not incorporated the green measures but received priority plan check. Funds from the fine would be placed in an account that would be used for City sustainability efforts.

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

Residential buildings that obtain green building 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:
• 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 There is only one level of incentives provided for Commercial projects, “Priority Plan Check, Allocation, and Recognition.”
Buildings that obtain green building certification 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.
1358
Tourist Core Area Plan
CSLT Green Building Program D-4 October 15, 2013May 2024  Residential Commercial 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 Plan Area,

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

3. Meet all applicable design standards,

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

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

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 of $1.50 per square foot of the building (minimum security of $10,000) 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.

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.

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 include, but are not limited to, are the LEED, GreenPoint Rated, and Energy Star programs. For more information on these programs, go to:

LEED: http://www.gbci.org/homepage.aspx
GreenPoint Rated: http://www.builditgreen.org/greenpoint-rated Energy Star: http://www.energystar.gov/index.cfm
Other green building certification programs are gaining recognition and there will likely be new ones in the future. In order to accommodate this trend, there would be an application process for other green building certification programs to be added to the list of LEED, GreenPoint Rated and Energy Stargreen building certificaitoncertification programs that qualify for the level 2 residential 1359
Tourist Core Area Plan
CSLT Green Building Program D-5 October 15, 2013May 2024 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.

At this time, the following efforts would be feasible for City staff to implement within the next year:
 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
1360

NOTICE OF AVAILABILITY /NOTICE OF INTENT TO ADOPT A NEGATIVE DECLARATION FOR THE

TOURIST CORE AREA PLAN AMENDMENTS
The City of South Lake Tahoe (City) is seeking public comments on a proposed amendment to the Tourist Core Area Plan (TCAP). The City of South Lake Tahoe proposes numerous amendments to the TCAP, specifically:
• Expand the Area Plan boundary to incorporate two developed tourist accommodation parcels located at 3900 and 3918 Pioneer Trail (0.83 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 305 acre boundary of the TCAP.

The City has prepared an Initial Study/ Negative Declaration (IS/ND) 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/ND is being circulated for public review and comment pursuant to Section 15073 (a) of the CEQA Guidelines. The 30-day comment period begins on April 11, 2024, and ends on May 10, 2024. Comments should be submitted by email to [email protected] or by mail to:

John Hitchcock, Planning Manager
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 https://cityofslt.us/84/Watch-City-CouncilCommission-Meetings. The hearing will be held in the City Council Chambers at 1901 Lisa Maloff Way, South Lake Tahoe, CA.

The IS/ND and a track changes version of the proposed TCAP Area Plan amendments may be viewed and downloaded at the Planning Division web page: https://cityofslt.us/2290/Area-Plan-Proposals-and-Updates. If you require additional information, please contact John Hitchcock at (530) 542-7472. A hard copy of the IS/ND 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]. 1361
US ROUTE 50

SKI RUN BLVD

KELLER RD

PIONEER TR

BEACH RD

WILDWOOD AVE

PINE RD

SADDLE RD

MEADOW RD

REGINA RD

GLENWOOD WAY

ASPEN AVE

FOREST AVE

ALDER AVE

HERBERT AVE

LARCH AVE

JOHNSON BLVD

GLEN RD

PARADISE AVE

BIRCH AVE

AZURE RD

LAKE RD

SONORA AVE

BLACKWOOD RD

TAMARACK AVE

PINE BLVD

NEEDLE PEAK RD

DAVID LN

CEDAR AVE

STATE LINE AVE

LARCH DR

FAIRWAY AVE

FERN RD

ECHO RD

CHINOKIS RD

MOSS RD

OAK AVE

MONTREAL RD

CREST RD

MANZANITA AVE

AZURE AVE

NORTH RD

PARK AVE

PINE HILL RD

BOWERS AVE

PRIMROSE RD

OSGOOD AVE

VERDON LN
HAM ST

LAUREL AVE

SHEPHERD DR

STEVEN LN

HILL RD

TERRY LN

ANGORA LAKE RD

LEWIS ST

GILMORE LAKE RD

SUSIE LAKE RD

BILL AVE

BELLAMY CT

HEATHER LAKE RD

NO NAME

HOBART RD

FRIDAY AVE

PRICE RD

DEER LN

BONITA RD

WOODLAND RD

BIJOU ST

SPRUCE AVE

TIMBER LN

ROCKY POINT RD

CEDAR RD

LA SALLE ST

JUNE WAY

RUBY WAY

ELVA CT

SHIRLEY AVE

BRIAN LN
PROPOSED US ROUTE 50

SUNRISE LN

DONNER LN

BRIDLE RD

TRANSIT WAY

WILLOW AVE

WOODS AVE

KNOLL LN

BIJOU CIR

FRONTIER CT

MIDWAY RD

FIGUEROA LN

CHAMPLAIN DR

MACKEDIE WAY

LLOYD AVE

WOODBINE RD

STEWART WAY

PENINSULA RD

NEDDLE PEAK RD

ALOHA RD

GREENWOOD AVE

PINE GROVE AVE

FAWN WAY

MARKOFER WAY

TERRACE DR

HERBERT RD PINE CREST AVE

LUCINDA CT

ASPENWALD RD

BETTY RAE LN

RANCHO CIR

FREEL ST

CELLADOR RD

LAKE PARKWAY

LOST SHEEP LN

BOBBY GREY CIR

PENTAGON RD

VICTOR ST

LESTER ST

LOGROAD PL

TIMBERLAKE PL

NO NAME

MEADOW RD
US ROUTE 50

SPRUCE AVE

MANZANITA AVE

WILDWOOD AVE

HERBERT AVE

BONITA RD

AZURE RD

PIONEER TR

PARK AVE

PIONEER TR

OSGOOD AVE

SPRUCE AVE
LEGEND
State Boundary
Tourist Core Area Plan
Zoning Districts
Special Designations
Tourist Center Neighborhood Mixed-Use (TSC-NMX)
Open Space (OS)
Recreation (REC)
Tourist Center Gateway (TSC-G)
Tourist Center Mixed-Use Corridor (TSC-MUC)
Tourist Center Mixed-Use (TSC-MU)
Tourist Center (TSC-C)
Town Center Overlay
Regional Center Overlay
Transfer of Development Rights Receiving Area
- For Existing Development
- For Multi-Residential Units
0 0.1 0.2
Miles
Special Designations
Lake Tahoe
TSC-C
TSC-G
TSC-MU

TSC-MUC
TSC-MU

TSC-NMX

TSC-NMX
TSC-MU
TSC-C
Special Area #1
Special Area #1
N
Figure 5-1
Zoning Map
April 2023

PARCELS ADDED

TO TCAP BOUNDARY
1362

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 1363

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 1364

INITIAL STUDY/NEGATIVE DECLARATION/INITIAL ENVIRONMENTAL CHECKLIST/FONSE APRIL 2024 TOURIST CORE AREA PLAN AMENDME NTS PAGE 14

2.0 PROJECT DESCRIPTION

2.1 AREA PLAN OVERVIEW AND DESCRIPTION OF CHANGES
The proposed project is an update to the Tourist Core 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 Tourist Core Area Plan proposes to incorporate two parcels fronting Pioneer Trail, currently located in residential Plan Area Statement 092, into the Tourist Center Neighborhood Mixed-Use (TSC-NMX) District. Both parcels (APNs 029-352-010 and 029-371-016) are developed with existing tourist accommodation uses. The addition of these parcels, totaling approximately 36,000 square feet (0.83 acres) is intended to increase opportunity for redeveloping the sites. Permissible uses consistent with the previous PAS for this area are supplemented with additional residential land uses. ; As part of these amendments, a minimum density standard is also adopted to encourage the development of high-density housing. Modifications to existing design standards and parking standards are also proposed to promote walkability.

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/Regional Center Overlay – these amendments are included in the proposed changes to density, height and land coverage limits applicable to deed restricted affordable housing as documented in Tourist Core Area Plan Appendix C.

Table 1 provides an overview of the existing plans, maps, and ordinances that are relevant to the Tourist Core Area Plan, a synopsis of the proposed changes, and a brief description of those changes.

Table 1 Elements of Tourist Core Area Plan
Tourist
Core Area
Plan
Element
Proposed Change from
Existing Plans, Maps, and
Ordinances
Summary Description
Vision and
Guiding
Principles
Adds a new housing policy  Includes new policy to preserve existing residential uses and increase multi-family options.

Land Use
Element,
and Land
Use Map
Amends and adds new land use
policies and amends zoning map
to incorporate two parcels
 Includes new policy to create a pedestrian oriented “Lake District” adjacent to the Tourist Core Area Plan
 Includes new policies encouraging the development of
workforce housing in the Tourist Core Area Plan.
 Includes a new policy to establish minimum density standards for multi-family development.
 Amend Land Use Map to incorporate APNs 029-352-010 and 029-371-016 into the TSC-NMX District (see Figure 3 below).

Transporta
tion
Element
Adds new transportation policies  Includes new policy to coordinate with transportation agencies to expand alternatives modes of transportation.
 Includes new policies to promote shared parking and enhanced mobility hub.
1365

INITIAL STUDY/NEGATIVE DECLARATION/INITIAL ENVIRONMENTAL CHECKLIST/FONSE APRIL 2024 TOURIST CORE AREA PLAN AMENDME NTS PAGE 15
Table 1 Elements of Tourist Core Area Plan
Tourist
Core Area
Plan
Element
Proposed Change from
Existing Plans, Maps, and
Ordinances
Summary Description
Implement
ation
Element
Update status of projects  Updated implementation status of various improvement projects.
 Updated Development Rights incentives provided by the City.
 Updated the number of residential bonus units available in the Tourist Core Area Plan.
 Added new incentives for residential/tourist conversion and density incentives adopted by the TRPA.
 The City incentive of RUUs at no cost for ADUs and multifamily developments has been included.  Alternate Traffic and Air Quality Fee Program was deleted.

New projects are subject to TRPA’s Mobility Mitigation Fee requirements of Chapter 65 of the TRPA Code of
Ordinances
 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.
 Density incentives adopted by TRPA are added.

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,
Developm
ent 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 in Substitute Design Standards have been relocated to the main standards
section.
 The maximum building height for the TSC-MU district is increased from 56 feet to 65 feet.

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.
1366

INITIAL STUDY/NEGATIVE DECLARATION/INITIAL ENVIRONMENTAL CHECKLIST/FONSE APRIL 2024 TOURIST CORE AREA PLAN AMENDME NTS PAGE 16
Figure 3 – Proposed Tourist Core Area Plan Expansion
1367

INITIAL STUDY/NEGATIVE DECLARATION/INITIAL ENVIRONMENTAL CHECKLIST/FONSE APRIL 2024 TOURIST CORE AREA PLAN AMENDME NTS PAGE 17
As part of the TCAP, the City of South Lake Tahoe will comply 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 Februray 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.

Table 2 provides a summary of the proposed development standard and land use updates to TCAP zoning districts. The full text of the proposed amendments is provided in revisions to TCAP Appendix C, available for review on the City’s webpage: https://cityofslt.us/2290/Area-Plan-Proposals-and-Updates.

Table 2
Development Standards for the Tourist Core Area Plan
Development Standard Tourist Center (TSC-C) District Density Multiple Family Dwelling 25 12-65 units/acre
Multi-Person Dwelling 25 65 persons/acre, no minimum
Nursing and Personal Care Add 65 persons/acre, no minimum Residential Care Add 65 persons/acre, no minimum
Single Family Dwelling Only condominiums allowed at 12-65 units/acre Employee Housing Removed as own category. Is now included in Single family, Multiple Family, or Multi-Person Dwellings
Uses
Nursing and Personal Care Added Allowed by right
Residential Care Added Allowed by right
Amusement, Recreation, &
Entertainment Facilities
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.

Healthcare Services Allowed by right but can’t front on Lake Tahoe Boulevard.

Professional Offices Allowed by right throughout district.

Local Public Assembly Facilities 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 Allowed by right. This use was erroneously left out of the use matrix previously.

Height and Roof Standards
Roof Height This standard was removed.

Building Height Maximum (stories) This standard was removed.

Roof Slope Minimum roof slope changed from 5:12 to 3:12 1368

INITIAL STUDY/NEGATIVE DECLARATION/INITIAL ENVIRONMENTAL CHECKLIST/FONSE APRIL 2024 TOURIST CORE AREA PLAN AMENDME NTS PAGE 18
Development Standard Tourist Center Gateway (TSC-G) District Density Multiple Family Dwelling 25 12-65 units/acre
Multi-Person Dwelling 25 65 persons/acre, no minimum
Nursing and Personal Care Add 65 persons/acre, no minimum Residential Care Add 65 persons/acre, no minimum
Employee Housing Removed as own category. Is now included in Single family, Multiple Family, or Multi-Person Dwellings
Permissible Uses
Multi-Person Dwelling Changed to Allowed by right
Nursing and Personal Care Added Allowed by right
Residential Care Added Allowed by right
Amusement, Recreation, &
Entertainment Facilities
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 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 Allowed by right. This use was erroneously left out of the use matrix previously.

Height and Roof Standards
Roof Slope Minimum roof slope changed from 5:12 to 3:12 Building Height Maximum (stories) This standard was removed.

Roof Height This standard was removed.

Development Standard Tourist Center Mixed-Use (TSC-MU) District Density Multiple Family Dwelling 25 12-65 units/acre
Multi-Person Dwelling 25 65 persons/acre, no minimum
Nursing and Personal Care Add 65 persons/acre, no minimum Residential Care Add 65 persons/acre, no minimum
Employee Housing Removed as own category. Is now included in Single family, Multiple Family, or Multi-Person Dwellings
Permissibl
e Uses
Multi-Person Dwelling Changed to Allowed by right
Nursing and Personal Care Added Allowed by right
Residential Care Added Allowed by right
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Eating and Drinking Places Changed to Allowed by right
Amusement, Recreation, &
Entertainment Facilities
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 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 Allowed by right. This use was erroneously left out of the use matrix previously.

Height and Roof Standards
Roof Slope Minimum roof slope changed from 5:12 to 3:12 Building Height Maximum (stories) This standard was removed.

Roof Height This standard was removed.

Development Standard Tourist Center Mixed-Use Corridor (TSC-MUC) District and TSC-MUC Special Area #1 District
Density
Multiple Family Dwelling 25 12-65 units/acre
Multi-Person Dwelling 25 65 persons/acre, no minimum
Nursing and Personal Care Add 65 persons/acre, no minimum Residential Care Add 65 persons/acre, no minimum
Employee Housing Removed as own category. Is now included in Single Family, Multiple Family, or Multi-Person Dwellings
Permissible Uses
Multi-Person Dwelling Changed to Allowed by right
Nursing and Personal Care Added Allowed by right
Residential Care Added Allowed by right
Amusement, Recreation, &
Entertainment Facilities
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 New use category, previously Local Assembly & Entertainment
Allowed by right. Facilities with capacity for 200 persons or more require a special use permit.
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Range Management Allowed by right. This use was erroneously left out of the use matrix previously.

Height and Roof Standards
Roof Slope Minimum roof slope changed from 5:12 to 3:12 Building Height Maximum (stories) This standard was removed.

Roof Height This standard was removed.

Development Standard Tourist Center Neighborhood Mixed-Use (TSCNMX) District Maximum Density Multiple Family Dwelling 25 12-65 units/acre
Multi-Person Dwelling 25 65 persons/acre, no minimum
Nursing and Personal Care Add 65 persons/acre, no minimum Residential Care Add 65 persons/acre, no minimum
Employee Housing Removed as own category. Is now included in Single family, Multiple Family, or Multi-Person Dwellings
Permissible Uses
Multi-Person Dwelling Changed to Allowed by right
Nursing and Personal Care Added Allowed by right
Residential Care Added Allowed by right
Range Management Allowed by right. This use was erroneously left out of the use matrix previously.

Height and Roof Standards
Roof Slope Minimum roof slope changed from 5:12 to 3:12 Building Height Maximum (stories) This standard was removed.

Roof Height This standard was removed.

Development Standard Recreation (REC) District Density
Multiple Family Dwelling n/a 12-25 units/acre (Employee Housing Only) Multi-Person Dwelling Add 65 persons/acre, no minimum (Employee Housing Only)
Employee Housing Removed as own category. Is now included in Single family, Multiple Family, or Multi-Person Dwellings
Permissible
Uses
Multi-Person Dwelling Add as an Allowed by right
Multi-Person Dwelling Add as an Allowed by right
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INITIAL STUDY/NEGATIVE DECLARATION/INITIAL ENVIRONMENTAL CHECKLIST/FONSE APRIL 2024 TOURIST CORE AREA PLAN AMENDME NTS PAGE 21
Privately Owned Assembly and
Entertainment
Deleted and incorporated into Amusement, Recreation, &
Entertainment Facilities.

Height and Roof Standards
Roof Slope Minimum roof slope changed from 5:12 to 3:12 Building Height Maximum (stories) This standard was removed.

Roof Height This standard was removed.

Development Standard Tourist Center Gateway (TSC-G) Special Area #1 District
Density
Multiple Family Dwelling 25 12-65 units/acre
Multi-Person Dwelling 25 65 persons/acre, no minimum
Nursing and Personal Care Add 65 persons/acre, no minimum Residential Care Add 65 persons/acre, no minimum
Employee Housing Removed as own category. Is now included in Single family, Multiple Family, or Multi-Person Dwellings
Permissible Uses
Multi-Person Dwelling Changed to Allowed by right
Nursing and Personal Care Added Allowed by right
Residential Care Added Allowed by right
Amusement, Recreation, &
Entertainment Facilities
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 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 Allowed by right. This use was erroneously left out of the use matrix previously.

Height and Roof Standards
Roof Slope Minimum roof slope changed from 5:12 to 3:12 Building Height Maximum (stories) This standard was removed.

Roof Height This standard was removed.
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INITIAL STUDY/NEGATIVE DECLARATION/INITIAL ENVIRONMENTAL CHECKLIST/FONSE APRIL 2024 TOURIST CORE AREA PLAN AMENDME NTS PAGE 22
Table 3
Development Standards for the Tourist Core Area Plan Boundary Expansion
Development Standard PAS 092 Tourist Center Neighborhood Mixed-Use (TSC-NMX) District
Density
Multiple Family Dwelling 15 units/acre 25 12-65 units/acre Multi-Person Dwelling 25 persons/acre 25 65 persons/acre, no minimum Nursing and Personal Care Not permitted Add 65 persons/acre, no minimum Residential Care Not permitted Add 65 persons/acre, no minimum Single Family Dwelling 1 unit per parcel Only condominiums allowed at 12- 65 units/acre
Employee Housing Not permitted Removed as own category. Is now included in Single family, Multiple
Family, or Multi-Person Dwellings
Uses
Nursing and Personal Care Not permitted Added Allowed by right Residential Care Not permitted Added Allowed by right
Amusement, Recreation, &
Entertainment Facilities
Amusement & Recreation (Not
permitted)
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.

Healthcare Services Not permitted Allowed by right but can’t front on Lake Tahoe Boulevard.

Professional Offices Special Use Allowed by right throughout district.

Local Public Assembly
Facilities
Local Assembly &
Entertainment (Not permitted)
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 Not applicable This standard was removed.

Building Height Maximum
(stories)
Not applicable This standard was removed.

Roof Slope TRPA Code Chapter 37.3.4 Minimum roof slope changed from 5:12 to 3:12
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INITIAL STUDY/NEGATIVE DECLARATION/INITIAL ENVIRONMENTAL CHECKLIST/FONSE APRIL 2024 TOURIST CORE AREA PLAN AMENDME NTS PAGE 23
Permissible Use List
The Tourist Core 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. 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.

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 Tourist Core 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 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
• Allowing for a reduction in commercial parking spaces.

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.

Building Height and Design
The maximum building height for the TSC-MU district is increased from 56’ to 65’. 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% of the building height. Further, the amendments would eliminate the building height maximum (stories) standard that limited the number of stories in addition to a buildings total height (feet).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 districts except for recreation district.

Mixed-use projects meeting certain criteria may be exempt from the minimum density. The maximum density for multiple family dwellings in the TSC-C, TSC-MU, TSC-MUC, and TSC-G is increased from 25 to 65 units per acre.

The Tourist Core Area Plan will incorporate the City’s accessory dwelling unit (ADU) ordinance; however, these units are not counted towards density. 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.
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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 #:19
Agenda Item: Tahoe Valley Area Plan Amendments and Adoption of the Initial Study/Mitigated Negative Declaration
Executive Summary: Amendments are being proposed to the Tahoe Valley Area Plan in order to address errors and increase consistency with recently amended TRPA regulations, state regulations, and City goals, and increase housing opportunities and community equity in appropriate areas. The amendments have been discussed at four (4) public hearings and two (2) stakeholder meetings. City Council will review the final proposed changes and is being asked adopt the changes and associated IS/MND.

Requested Action / Suggested Motions: Pass a Resolution (1) Adopting the Initial Study/Mitigated Negative Declaration and the Tahoe Valley Area Plan/Specific Plan Amendments, and 2) making additional findings.

Responsible Staff Member: Anna Kashuba, Senior Planner
Reviewed and Approved By: Zachary Thomas, Director of Development Services Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Heather Stroud, City Attorney Joseph Irvin, City Manager
Attachments:
01-Staff Report - TVAP Amendments.docx
02-Resolution - TVAP Amendments.docx
03-Tahoe Valley Area Plan Amend IS IEC (Exh. 1 to Reso).pdf 04-IS Mitigated Negative Declaration (Exh. 2 to Reso).pdf 06-TVAP Amendments_tracked_changes.pdf
07-TVAP Amendment NOA and NOI_2024.docx
08-TVAP Notice of Determination.pdf
09-Tahoe Daily Tribune Notice.pdf
05-TVAP Amendments (Exh. 3 to Reso).pdf
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City Council Agenda Report June 18, 2024 Page 1 of 6
City of South Lake Tahoe
Report to City Council
Meeting Date: June 18, 2024
Title: Recommended Adoption of Tahoe Valley Area Plan Amendments and associated IS/MND Environmental Review
Location: Citywide
Responsible Staff Member: Anna Kashuba, Senior Planner
Background: The Tahoe Valley Area Plan (TVAP) is one of the City’s two area plans and was originally adopted in 2015. The amendments proposed today are the first significant amendments made to the Area Plan. They are meant to bring the plan up to date with the City’s current strategic goals, new state laws, and TRPA Regional Plan goals.

The Tahoe Valley area, originally developed before the City of South Lake Tahoe was incorporated, was as a commercial corridor servicing travellers along Highway 50. Today the area is a town center evolved around providing services and necessities for residents.

In recent years the Tahoe Valley area has been transformed and redeveloped at a slower rate than the midtown and tourist core areas of South Lake Tahoe.

These amendments are an opportunity to achieve goals in three main categories which staff has identified as needing improvement: increasing housing opportunities, activating town centers, and increasing transportation and circulation opportunities.

The amendment process began January 2023 when the City notified TRPA of the intent to amend the area plan. Throughout the planning process there were four (4) opportunities for public participation during public hearings and two (2) stakeholder meetings. Staff was also available for private meetings to discuss the amendments.

The amendments were reviewed by Planning Commission at the regularly scheduled meeting on May 16, 2024. Commissioners directed minor additional changes that were stated in the motion and which have been included in the amendments as presented today. Planning Commission passed a resolution recommending City Council adopt the proposed changes and Initial Study/Mitigated Negative Declaration.

Issue and Discussion: City Council will be presented with the final amendments to the Tahoe Valley Area Plan and the environmental analysis conducted pursuant to the California Environmental Quality Act (CEAQ). The drafts contain original text with redlined changes based on direction from City Council, Planning Commission, and the public. Blue 1377
City Council Agenda Report June 18, 2024 Page 2 of 6
text indicates text of the original document that was relocated. Below are summaries of the major changes to the plan.

The requested action is that City Council pass a resolution adopting the proposed amendments to the Tahoe Valley Area Plan and accept the accompanying Initial Study/Mitigated Negative Declaration.

No Net Loss of Housing
To disincentivise the conversion of multifamily dwellings into single family homes, the resulting single-family dwelling shall be prohibited from obtaining a VHR permit so that long term housing is maintained. In addition, any units not rebuilt one site are required to be developed elsewhere within the area plan boundary so that there is no net loss of housing.

Density
A minimum density of 12 units per acre has been applied to all districts, applicable to multifamily developments, including those that are proposed to be converted to condominiums. Certain mixed-use projects have been exempted from the minimum density standard, as staff believe this would make some mixed-use projects infeasible and prevent development of onsite workforce housing.

The maximum density has been increased to 65 in the Town Center and has remained at 25 elsewhere. Recent TRPA Code of Ordinance changes have been included, allowing 100% deed restricted housing to exceed this maximum.

Commercial Parking
Flexibility has been given to commercial users to reduce their parking by right when located within a half-mile of a transit stop, with further reductions should the project incorporate alternative transportation measures.

In recognition of uses’ unique demands and seasonality, options have been included for additional parking when specific findings are met.

Residential Parking
One parking space shall be permitted per residential unit, with the option for a 20 percent reduction if a deed restriction is placed on the property, making the property owner responsible for parking management.

Emerald Bay Connection Corridor District
What was initially presented as the Emerald Bay Residential District has been renamed the Emerald Bay Connection Corridor District. This is the result of a discussion and City Council direction to pursue development of a parking hub/mobility center near the Town Center Core District and the desire to include parcels in this district as potential sites. Limited commercial uses are being 1378
City Council Agenda Report June 18, 2024 Page 3 of 6
proposed to encourage an active streetscape, provide interest for individuals when going to and from the Town Center Core, and to support a potential mobility hub.

Bicycle Parking
Bicycle parking standards are now based on use rather than number of vehicle parking spaces. Minor modifications have been made to the location standards to allow flexibility for uses adjacent to bike paths or routes.

Green Building Program
Additional third-party certification programs have been included, and the program has been simplified. Incentives may be offered at the discretion of the decisionmaking authority rather than by levels as was the prior program structure. Staff acknowledges that recent updates to the 2022 California Building Code and the pending adoption of the City’s Reach Code have weakened the significance of the original Green Building Incentive Program but believes recognition should be given to those who go above and beyond to have a project certified.

Outdoor Dining
Staff is proposing exempting the first 20 outdoor dining seats from obtaining CFA.

Based on the California Building Code, 20 nonfixed seats require a minimum area of 300 square feet. Outdoor dining ares that exceed 300 square feet or 20 seats, whichever is less, will require a CFA allocation.

Residential Open Space
To further reduce barriers to high desntiy housing developments, the residential open space standard has been modified to reduce coverage constraints. If it is found that the open space requirement would limit the number of residential units proposed, open space may be capped at 10% of the maximum allowable coverage area.

Attachments:

1. Staff Report (this document)

2. Resolution

3. Exhibit 1 - Initial Study/Initial Environmental Checklist

4. Exhibit 2 - Mitigated Negative Declaration

5. Exhibit 3 - TVAP as proposed

6. Current TVAP with tracked changes
Financial Implications: There are no financial implications associated with the adoption of area plan amendments.

Environmental Considerations: Pursuant to the California Environmental Quality Act of 1970, Cal. Pub. Res. Code §21000 et seq., potential environmental impacts of the proposed amendments have been evaluated in an Initial Study. An IS is a preliminary environmental analysis that is used by the lead agency as a basis for determining whether 1379
City Council Agenda Report June 18, 2024 Page 4 of 6
an Environmental Impact Report (EIR), a Mitigated Negative Declaration (MND), or a Negative Declaration is required for a project under California Environmental Quality Act (CEQA) guidelines. This IS is tiered from the City of South Lake Tahoe 2010 General Plan EIR and the 2015 Tahoe Valley Area Plan IS in accordance with Sections 15152 and 15168 of the CEQA Guidelines and Public Resources Code Section 21094.

This document also includes an Initial Environmental Checklist and Finding of No Significance (IEC/FONSE), prepared pursuant to the requirements of Article VI of the Tahoe Regional Planning Agency (TRPA) Rules of Procedure and Chapter 3 of TRPA’s Code of Ordinances. TRPA serves as lead agency pursuant to its own regulations and will be asked to accept the IEC/FONSE.

In most areas evaluated by the IS, no impacts were found, or they were determined to be less than significant. The plan and amendments are designed to self-mitigate through standards such as building design to maintain aesthetic appeal and limitations on construction activity to prevent offensive noise.

Several items in Section 5.4.10, Hazards and Hazardous Materials (CEQA) and Risk of Upset and Human Health (TRPA), were determined to require mitigation to reduce impacts to a less than significant level. Mitigation measures are included and will be applied to projects as required.

Staff will continue to evaluate each project that is proposed in the Tahoe Valley plan area independently for potential significant environmental impacts.

The IS/IES was circulated from March 27, 2024, until April 26, 2024. Two comments were received during this timeframe. The comment from Wells Barnett Associates, LLC (WBA) is not specific to the environmental review. It expresses support of the amendments on behalf of the South Tahoe Association of Realtors, a client of WBA. The comment also identifies an error in Figure 2 (pg 8), Existing Land Uses. A correct figure is included in the Final IS and the corresponding figure in the TVAP (Figure 8) will be corrected before adoption. The second comment was received from the California Department of Transportation. The concerns it expresses are addressed through individual project review, and therefore did not require any changes to the IS/MND.

In anticipation of proposed changes to the General Plan, an errata was prepared subsequent to the IS/MND and has since been incorporated into the IS.

Policy Implications: Updating the City’s area plans is consistent with General Plan Goal LU‐2, to focus future commercial, multi‐family residential, tourist, civic, and social gathering space development in community plan areas to maximize incentives and create transit, bicycle, and pedestrian-oriented places that serve the needs of both residents and visitors. Policies under this General Plan goal that are specific to the TVAP include:

Policy LU-2.2: The City shall periodically update and implement the four Community Plans as a way to focus development commodities and revitalization efforts. 1380
City Council Agenda Report June 18, 2024 Page 5 of 6
Policy LU-2.7: The City shall transform the Tahoe Valley area into an attractive gateway commercial district that serves both residents and visitors.

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

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

Policy LU-2.11: The City shall ensure that the Tahoe Valley Gateway District will be a primary area in the City for resident‐serving commercial uses, workforce housing (e.g., housing affordable to local workers in all industries), and affordable housing.

The City should work with property owners to transform the Node into a contemporary, pedestrian‐oriented, mixed‐use, commercial service district served by a transit center and alternate transportation opportunities.

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

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

While the amendments are consistent with all policies within the Tahoe Valley Area Plan, the following were specifically identified in guiding the amendments.

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

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

Policy LU-3.2 – Architectural Style: Require the use of “mountain” architectural theme in new development and through remodeling. Mountain architecture features the use of pitched roofs, natural colors, and natural materials such as rock and wood. 1381
City Council Agenda Report June 18, 2024 Page 6 of 6
Policy H-1.9 – Housing Needs: Encourage the consolidation of parcels within the Tahoe Valley area or the incorporation of parcels adjacent to the Area Plan boundaries for the development of multi-residential units.
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Resolution 2024-000 June 18, 2024 Page 1 of 3
Resolution 2024-000
Adopted by the City of South Lake
Tahoe City Council
June 18, 2024
Recommending that the City Council adopt the Tahoe Valley Area Plan/Specific Plan Amendments and the Initial Study/Mitigated Negative Declaration

BACKGROUND
A. California Government Code sections 65450-65457 allow cities to prepare specific plans (area plans) for systematic implementation of the general plan; and
B. Tahoe Regional Planning Agency (TRPA) Code of Ordinances chapter 13 allows local jurisdictions to adopt area plans; and
C. The Tahoe Valley Area Plan/Specific Plan was adopted by the South Lake Tahoe City Council on June 2, 2015, by Ordinance 2015-1087, followed by adoption by TRPA on July 22, 2015; and
D. On January 11, 2023, the City of South Lake Tahoe issued a notice of intent to TRPA to amend the Tahoe Valley Area Plan/Specific Plan; and E. The City solicited public input on the Tahoe Valley Area Plan/Specific Plan at four (4) public meetings and from stakeholder groups on two (2) occasions.

F. The adoption of amendments is consistent with City’s General Plan, Housing Element, and TRPA’s Regional Plan; and
G. Pursuant to the provisions of the California Environmental Quality Act, Public Resources Code sections 21000 et seq. ("CEQA"), the State of California’s CEQA Guidelines, and California Code of Regulations, title 14, section 15000 et seq., the City of South Lake Tahoe determined that there is no substantial evidence that the adoption these amendments to the Tahoe Valley Area Plan/Specific Plan would result in a significant adverse effect on the environment. Accordingly, the Initial Study/Mitigated Negative Declaration is prepared in conjunction with the adoption of the Tahoe Valley 1383
Resolution 2024-000 June 18, 2024 Page 2 of 3
Area Plan.

H. Government Code section 65853 et seq. requires the Planning Commission to conduct a public hearing and provide a written recommendation to the City Council on any new zoning ordinance or regulation of the use of land.

I. The City of South Lake Tahoe Planning Commission conducted a public hearing, received public comments, considered evidence in the record, and deliberated.

J. The Planning Commission has reviewed the proposed amendments and Initial Study/Mitigated Negative Declaration and found the project to be consistent with the City’s General Plan.

K. A notice of the City Council hearing was published in the Tahoe Daily Tribune on June 7, 2024.

L. The City of South Lake Tahoe City Council conducted a public hearing, received public comments, considered evidence in the record, and deliberated.

M. The City Council has reviewed the proposed amendments and Initial Study/Mitigated Negative Declaration and found the project to be consistent with the City’s General Plan.

BASED ON THE FACTS SET FORTH IN THE BACKGROUND, BE IT
RESOLVED, that the Planning Commission of the City of South Lake Tahoe:

1. Finds that the Initial Study (Exhibit 1) reflects the City’s independent judgement and analysis.

2. Finds that there is no substantial evidence that the proposed Tahoe Valley Area Plan/Specific Plan Amendments will have a significant effect on the environment.

3. Finds the foregoing recitals are true and correct and made part of this resolution.

4. Finds that the purpose of this resolution is to align the Tahoe Valley Area Plan with City intentions, TRPA Code, and recently adopted California law; and

5. Recommends that the City Council adopt the Initial Study, Mitigated Negative Declaration, and the Tahoe Valley Area Plan/Specific Plan Amendments, included as Exhibits 1, 2, and 3 respectively. 1384
Resolution 2024-000 June 18, 2024 Page 3 of 3
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 City Council.
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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 Tahoe Valley Area Plan Amendment
Initial Study/Initial Environmental Checklist
March 2024
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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 MARCH 2024 TAHOE VALLEY AREA PLAN AMENDMENT PAGE

1.0 INTRODUCTION ..................................................................................................... 1

1.1 INITIAL STUDY/INITIAL ENVIRONMENTAL CHECKLIST .............................................. 1

1.2 TIERING PROCESS .............................................................................................................. 2

1.3 BACKGROUND ...................................................................................................................... 4

1.4 PROJECT LOCATION, SETTING AND SURROUNDING LAND USES ........................ 5

1.5 PROJECT OBJECTIVES/PURPOSE AND NEED........................................................... 10

1.6 DOCUMENT ORGANIZATION........................................................................................... 10

1.7 PUBLIC INVOLVEMENT ..................................................................................................... 11

1.8 RELATIONSHIP TO LAND USE PLANS, POLICIES AND REGULATIONS ............... 11

2.0 PROJECT DESCRIPTION................................................................................... 16

2.1 AREA PLAN UPDATES OVERVIEW ...................................................................................................................16

3.0 BASELINE ............................................................................................................. 34

4.0 METHODOLOGY AND ASSUMPTIONS.......................................................... 35

5.0 ENVIRONMENTAL CHECKLIST AND IMPACT ANALYSIS........................ 37

5.1 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED ......................................... 39

5.2 CEQA ENVIRONMENTAL DETERMINATION................................................................. 40

5.3 TRPA ENVIRONMENTAL DETERMINATION (TO BE COMPLETED BY TRPA) ...... 41

5.4 EVALUATION OF ENVIRONMENTAL IMPACTS............................................................ 42

5.4.1 CEQA............................................................................................................................ 42

5.4.2 TRPA............................................................................................................................ 42

5.4.3 Aesthetics (CEQA), Scenic Resources/Community Design and Light and Glare (TRPA)................................................................................................ 44

5.4.4 Agriculture and Forestry Resources......................................................................... 59

5.4.5 Air Quality..................................................................................................................... 62

5.4.6 Biological Resources (Stream Environment Zones, Wetlands, Wildlife and Vegetation)............................................................................................................................. 78

5.4.7 Cultural Resources (CEQA) and Archaeological/Historical (TRPA)......................95

5.4.8 Geology and Soils (CEQA) and Land (TRPA) ......................................................101

5.4.9 Greenhouse Gas Emissions....................................................................................112

5.4.10 Hazards and Hazardous Materials (CEQA) and Risk of Upset and Human Health (TRPA).....................................................................................................................119

5.4.11 Hydrology and Water Quality ................................................................................132

5.4.12 Land Use and Planning..........................................................................................147

5.4.13 Mineral Resources (CEQA) and Natural Resources (TRPA) ...........................152

5.4.14 Noise ........................................................................................................................154

5.4.15 Population and Housing.........................................................................................164

5.4.16 Public Services........................................................................................................170

5.4.17 Recreation ...............................................................................................................180

5.4.18 Transportation and Traffic (CEQA) and Traffic and Circulation (TRPA)..........185

5.4.19 Tribal Cultural Resources (CEQA)..........................................................................193

5.4.20 Utilities and Service Systems (CEQA) and Energy and Utilities (TRPA) ........195

5.4.21 Mandatory Findings of Significance .....................................................................204

5.5 CERTIFICATION [TRPA ONLY]....................................................................................... 212

5.6 REFERENCES.................................................................................................................... 213 1387
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 1

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1.0 INTRODUCTION

1.1 INITIAL STUDY/INITIAL ENVIRONMENTAL CHECKLIST
This Initial Study/Initial Environmental Checklist (IS/IEC) has been prepared to address the potential environmental effects of amendments to the Tahoe Valley Area Plan in South Lake Tahoe, California. 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 proposed amendments would expand the Area Plan boundary to incorporate parcels fronting US Highway 50 from the existing boundary line south to H Street, plus APNs 032-161-012, 032-161-013, 032-161-009, and 032-161-008 (previously PAS 114). The addition of these parcels as the Emerald Bay Connection Corridor District would increase opportunity for residential development near a town center and provide additional transit opportunities for residents. Second, seven parcels fronting Melba Drive would be added so that the area plan is contained in this corner by the intersection of E Street and Melba Drive (previously PAS 114). This area was identified as having high redevelopment potential, which may be incentivized by the benefits of being in an area plan Town Center. The third area of expansion is in the northeast corner of the Area Plan. All parcels east of Tahoe Keys Blvd between Eloise Ave and James Ave would be included up until the existing area plan boundary, in addition to 023-221-020 north of Eloise Ave (previously PAS 111). In addition to the boundary amendments described above, other changes are proposed as documented in Chapter 2.

An IS is a preliminary environmental analysis that is used by the lead agency as a basis for determining whether an Environmental Impact Report (EIR), a Mitigated Negative Declaration (MND), or a Negative Declaration is required for a project under California Environmental Quality Act (CEQA) guidelines. An IEC is a preliminary environmental analysis that is used for determining whether an Environmental Impact Statement (EIS), a Mitigated Finding of No Significant Effect, or a Finding of No Significant Effect (FONSE) is required for a project under TRPA guidelines. The IS and the IEC contain a project description, description of environmental setting, identification of environmental effects by checklist or other similar form, explanation of environmental effects, discussion of mitigation for significant environmental effects, evaluation of the project’s consistency with existing, applicable land use controls, and the name of persons who prepared the study.

This IS/MND has been prepared pursuant to the California Environmental Quality Act of 1970, Cal. Pub.

Res. Code §21000 et seq. The CEQA lead agency for this project is the City of South Lake Tahoe (City).

This document also serves as an IEC/FONSE prepared pursuant to the requirements of Article VI of the Tahoe Regional Planning Agency (TRPA) Rules of Procedure and Chapter 3 of TRPA’s Code of Ordinances. TRPA serves as lead agency pursuant to its own regulations.

The Tahoe Valley Area Plan was adopted in 2015 by the City pursuant to Chapter 13 of the TRPA Code of Ordinances, which allows local governments to adopt conforming Area Plans that contain policies and development ordinances that are consistent with and further the goals and policies of the TRPA Regional Plan. This chapter also allows for amending of Area Plans through the same process as initial adoption.

Chapter 13 established a conformity process that:
 Allows local governments to adopt and amend an Area Plan that supersedes TRPA plans and ordinances if the plan is found to be in conformance with the Regional Plan;  Defines required content in an Area Plan that includes but is not limited to applicable policies, maps, ordinances and development and design standards; and 1388
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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  Defines which development activities will not have a substantial effect on the natural resources in the Region and allows TRPA to transfer limited development permitting authority to local governments.

1.2 TIERING PROCESS
CEQA
The CEQA concept of "tiering" refers to the evaluation of general environmental matters in a broad program-level EIR, with subsequent focused environmental documents for individual projects that implement the program. This environmental document is specific to the 2023 updates of the Tahoe Valley Area Plan. It incorporates by reference the discussions in the 2010 City General Plan EIR (the Program EIR) and the 2015 Tahoe Valley Area Plan IS/IEC which was created for the area plan’s initial adoption.

CEQA and the CEQA Guidelines encourage the use of tiered environmental documents to reduce delays and excessive paperwork in the environmental review process. This is accomplished in tiered documents by eliminating repetitive analyses of issues that were adequately addressed in previous EIRs and by incorporating those analyses by reference.

Section 15168(d) of the State CEQA Guidelines provides for simplifying the preparation of environmental documents on individual parts of the program by incorporating by reference analyses and discussions that apply to the program as a whole. Where an EIR has been prepared or certified for a program or plan, the environmental review for a later activity consistent with the program or plan should be limited to effects that were not analyzed as significant in the prior EIR or that are susceptible to substantial reduction or avoidance (CEQA Guidelines Section 15152(d)).

This Initial Study is tiered from the City of South Lake Tahoe 2010 General Plan EIR and the 2015 Tahoe Valley Area Plan IS/IEC in accordance with Sections 15152 and 15168 of the CEQA Guidelines and Public Resources Code Section 21094.

The 2010 General Plan EIR is a Program EIR that was prepared pursuant to Section 15168 of the CEQA Guidelines. The 2011 General Plan (General Plan) is a comprehensive land use plan that guides physical development within the City of South Lake Tahoe through 2030. The 2010 General Plan EIR analyzes full implementation of uses and physical development proposed under the 2011 General Plan, and it identifies measures to mitigate the significant adverse program-level and cumulative impacts associated with that growth. The Tahoe Valley Area Plan is an element of change that was anticipated in the 2011 General Plan and evaluated in the 2010 General Plan EIR. By tiering from the 2010 General Plan EIR, this Initial Study will rely on the 2010 General Plan EIR for the following aspects that have remained consistent through these amendments:
 a discussion of general background and setting information for environmental topic areas;  overall growth-related issues;
 issues that were evaluated in sufficient detail in the 2010 General Plan EIR for which there is no significant new information or change in circumstances that would require further analysis; and  assessment of cumulative impacts.

This Initial Study will evaluate the potential environmental impacts of the proposed changes to the Tahoe Valley Area Plan with respect to the 2010 General Plan EIR and 2015 Tahoe Valley Area Plan IS/IEC to 1389
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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 determine what level of additional environmental review, if any, is appropriate. As shown in the Determination in Section 5.2 of this document and based on the analysis contained in this Initial Study, it has been determined that the proposed amendments to the Tahoe Valley Area Plan would not have significant effects on the environment that were not adequately addressed in the 2010 General Plan EIR, 2015 Tahoe Valley Area Plan IS/IEC, or cannot be mitigated to a level of insignificance; therefore, a Mitigated Negative Declaration will be prepared.

This Initial Study concludes that the many potentially significant impacts are addressed by the measures that have been adopted as part of the approval of the 2011 General Plan and subsequent approval of the 2015 Tahoe Valley Area Plan. Therefore, those General Plan EIR and Area Plan IS/IEC mitigation measures will reduce the impacts to a less than significant level. Since these mitigation measures are already being carried out as part of implementation of the 2011 General Plan and 2015 Area Plan, they will not be readopted. The impact analysis herein assumes implementation of the 2011 General Plan and 2015 Area Plan for purposes of determining the significance of any impact. The benefits of these mitigation measures will be achieved independently of considering them as specific mitigation measures of this Tahoe Valley Area Plan. Nothing in this Initial Study in any way alters the obligations of the City to implement the General Plan mitigation measures. Additional environmental review may be necessary as specific development projects and improvements are proposed for construction if potentially significant impacts associated with the construction of those projects have not been adequately addressed in this programmatic document.

TRPA
The TRPA concept of "tiering" refers to the coverage of general matters in broader EISs (Program EIS) and subsequent narrow environmental documents incorporating by reference the general discussions and concentrating solely on the issues specific to the document subsequently prepared. Therefore, when an EIS has been certified for a project or matter, TRPA should limit the analysis on a later related or consistent project or matter to effects which were not examined as significant effects in the prior EIS or which are susceptible to substantial reduction or avoidance by revisions in the project or matter through conditions of approval or mitigation. Tiering is limited to situations where a later project or matter is consistent with a program, plan, policy or ordinance for which an EIS was prepared, is consistent with applicable TRPA plans, and a supplemental EIS is not required.

This Initial Environmental Checklist is tiered from the TRPA 2012 Regional Plan Update (“RPU”) Environmental Impact Statement (“EIS”) and 2020 Linking Tahoe: Regional Transportation Plan and Sustainable Communities Strategy Initial Environmental Checklist and Mitigated Finding of No Significant Effect in accordance with Section 6.12 of the TRPA Rules of Procedure. The 2012 RPU EIS is a Program EIS that was prepared pursuant to Article VI of TRPA Rules of Procedure and Chapter 3 of the TRPA Code of Ordinances. The Regional Transportation Plan identifies a broad range of projects, programs, and strategies needed to comprehensively improve Tahoe’s transportation system over the next 25 years. The 2012 RPU is a comprehensive land use plan that guides physical development within the Lake Tahoe Region through 2035. The 2012 RPU EIS analyzes full implementation of uses and physical development proposed under the 2012 RPU, and it identifies measures to mitigate the significant adverse program-level and cumulative impacts associated with that growth. The proposed project is an element of the growth that was anticipated in the 2012 RPU and evaluated in the 2012 RPU EIS. By tiering from the 2012 RPU EIS, this Initial Environmental Checklist will rely on the 2012 RPU EIS for the following:
 a discussion of general background and setting information for environmental topic areas;  overall growth-related issues;
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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  issues that were evaluated in sufficient detail in the 2012 RPU EIS for which there is no significant new information or change in circumstances that would require further analysis; and  assessment of cumulative impacts.

This Initial Environmental Checklist will evaluate the potential environmental impacts of the proposed project with respect to the 2012 RPU EIS to determine what level of additional environmental review, if any, is appropriate. As shown in the Determination in Section 6.3 of this document, and based on the analysis contained in this Initial Environmental Checklist, it has been determined that the proposed project would not have a significant effects on the environment that were not previously addressed or adequately addressed in the 2012 RPU EIS, or that cannot be mitigated to a level of insignificance, therefore, a Mitigated Finding of No Significant Effect will be prepared.

This Initial Environmental Checklist concludes that the potentially significant project impacts are addressed by the measures that have been adopted as part of the approval of the 2012 RPU. Therefore, those 2012 RPU EIS mitigation measures that may reduce the impacts of this project will be identified in this Initial Environmental Checklist. Since these mitigation measures are already being carried out as part of implementation of the 2012 RPU, they will not be readopted, but rather are incorporated as part of the project and the impact analysis assumes implementation for purposes of determining the significance of any project impact. The benefits of these mitigation measures will be achieved independently of considering them as specific mitigation measures of this project. Nothing in this Initial Environmental Checklist in any way alters the obligations of TRPA to implement the RPU mitigation measures.

1.3 BACKGROUND
Chapter 13: Area Plans of the TRPA Code of Ordinances provides for the necessary implementation steps for the development, consideration, adoption, and amendment of an area plan. As provided for in Section

13.3 of the TRPA Code of Ordinances, an adopted area plan replaces the plan area statements for areas within the area plan boundary. Area plans are allowed to establish applicable goals, policies, maps, standards, and other related materials, which must demonstrate conformance with the TRPA Regional Plan (Regional Plan).

The initial Tahoe Valley Area Plan boundary adopted in 2015 was primarily contained in TRPA Plan Area Statement (PAS) 110, South Y, which recommended that the area be established as a community plan. The Tahoe Valley area was previously designated as a Community Plan area in the City’s 2011 General Plan to establish a sense of community along the US 50 and SR 89 corridors. The community plan was adopted in 2006 by the City and remained in place until it was replaced with the Tahoe Valley Area Plan in 2015.

With the adoption of the TRPA Regional Plan Update in 2012, the new process for the establishment of Area Plans was created. In the 2012 RPU, TRPA identified the area of the South Y as a town center, eligible for certain development allowances upon adoption of a conforming area plan. Thereafter, the City initiated the development of the Tahoe Valley Area Plan, utilizing information and public input collected through the original community plan process, the City’s General Plan Update process, and the TRPA Regional Plan update process. The draft Tahoe Valley Area Plan was released for public review and comment on June 3, 2014.

For the first time since its adoption, the plan is being amended to allow for progress in housing availability and affordability, alternative transportation, and activation of town centers. The updates bring the Area Plan in better alignment with the City’s goals, recent state laws, and TRPA policy and code updates. 1391
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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 process of amending the Tahoe Valley Area Plan was initiated in October of 2022 with City staff identifying areas out of date and in need of general improvements to reflect the City and State’s evolving goals and new laws. The City provided TRPA with an Intent to Amend notice and a general project description on January 11, 2023. At this time staff had not yet begun to draft amendments, as stakeholder, Planning Commission, and City Council input were needed to inform the changes. Stakeholders representing a variety of interest groups in the Tahoe Valley were invited to a workshop on February 1, 2023, to discuss the potential list of updates. During the months of February 2023 through May 2023, hearings were held to receive input on the proposed updates before the Planning Commission (February 23, 2023), City Council (May 16, 2023), and TRPA Regional Plan Implementation Committee (May 24, 2023).

Throughout this process, City and TRPA staff met bimonthly to discuss the potential area plan amendments as well as concurrent changes to TRPA Code of Ordinances that may affect the final list of necessary updates.

All land within the Lake Tahoe Basin falls under the jurisdiction of the Tahoe Regional Planning Agency.

This includes land under the local jurisdiction of the City. In order to be responsive to the unique needs and opportunities of the Region and local communities, the TRPA Regional Plan encourages and authorizes local jurisdictions to develop and adopt individual Area Plans that provide more specific development objectives and standards that are adapted to the needs of the specified area. Local jurisdictions are permitted to develop, adopt, and implement regulations so long as they are consistent with the TRPA Regional Plan.

The 2030 South Lake Tahoe General Plan is the City's primary policy document guiding land use, transportation, infrastructure, community design, environmental, and other decisions in a manner consistent with the planning statues for the State of California. The Tahoe Valley Area Plan is designed to supplement the City’s General Plan by designating zoning districts and providing specific guidance for the area included within the Area Plan boundaries. The development standards and the specific policies referenced in this Area Plan are the land use standards intended to administer and regulate the land use for the Tahoe Valley.

1.4 PROJECT LOCATION, SETTING AND SURROUNDING LAND
USES
The Tahoe Valley Area Plan is located in the southwestern portion of the City of South Lake Tahoe (see Figure 1). Regional access to the Tahoe Valley plan area is provided by US Highway 50 (US 50) and California State Route 89 (SR 89). The Tahoe Valley Area Plan serves as the gateway for the City of South Lake Tahoe for travelers heading south on SR 89 and east on US 50. The Tahoe Valley Area Plan, as initially adopted, was located within PAS 110, South Y, and the parcel located at 1117 Bonanza Avenue Emerald Bay Road (APN 032-141-18) within PAS 114, Bonanza, Special Area #1. The Area Plan Boundary shall be expanded to the southwest to include parcels fronting US Highway 50 from the existing boundary line south to H Street, plus APNs 032-161-012, 032-161-013, 032-161-009, and 032-161-008 (previously PAS 114). Seven parcel fronting Melba Drive shall be added so that the Area Plan is contained in this corner by the intersection of E Street and Melba Drive (previously PAS 114). The third area of expansion is in the northeast corner of the Area Plan. All parcels east of Tahoe Keys Blvd between Eloise Ave and James Ave shall be included up until the existing Area Plan boundary, in addition to 023-221-020 north of Eloise Ave (previously PAS 111). (See Figure 3).

The Area Plan consists of approximately 374 acres and includes 525 public and privately owned parcels that include residential, commercial, tourist accommodation, industrial, and public service land uses (see Table 1 and Figure 2). Land uses to the west, north, and northeast of the Tahoe Valley Area Plan consist of residential subdivisions dating from earlier development of the area during the 1960s through the 1990s.

Immediately adjacent to the Tahoe Valley Area Plan to the east lies a large open space area (stream environment zone [SEZ]) consisting of the floodplain for the Upper Truckee River, which is near the eastern boundary of the Tahoe Valley Area Plan. The Lake Tahoe Airport is located to the southeast of the Tahoe 1392
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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 Valley Area Plan. This single-runway airport serves the vicinity with charter flights, air tours (helicopters and fixed-wing aircraft), and general aviation. Portions of the noise, safety, and height restriction areas described in the Airport Land Use Compatibility Plan (ALUCP) overlay the Tahoe Valley Area Plan.

Table 1 provides an overview of existing land uses in the Tahoe Valley Area Plan.

Table 1
Existing Land Uses – Tahoe Valley Area Plan
Land Use Acres Percent of Acreage
Residential 47.1 12.6%
Tourist 13.0 3.5%
Commercial 145.3 38.9%
Public 19.2 5.1%
Quasi-Public 8.2 2.2%
Recreation 3.3 0.9%
Vacant Private 31.3 8.4%
Vacant Public 15.3 4.1%
Open Space 20.2 5.4%
Roads and Infrastructure 71.1 19.0%
TOTAL 374 100%
Source: TRPA GIS, March 2014.

Source: City of South Lake Tahoe, 2023
As noted in Table 1 (and further discussed in Section 6.4.12 Land Use and Planning), commercial uses are the primary land use in the Tahoe Valley plan area and include clothing stores, factory outlets, automotive supply stores and dealerships, drug and liquor stores, restaurants, and supermarkets. Buildings and other structures in the Tahoe Valley Area Plan range in age and physical condition from designated historic buildings to recent construction. The majority of buildings are provided in strip development along US 50 and SR 89. Barton Memorial Hospital and associated health care related facilities and offices also play a dominant role in the area. Identified issues for the Tahoe Valley plan area’s historic form of development include multiple curb cuts, small and fragmented parcels, stand-alone structures, old motels, sprawling parking lots, and lack of coordinated sidewalks, bike paths, landscaping, and other related amenities. Lastly, several motels located within the Tahoe Valley Area Plan are currently poor generators of transient occupancy tax as a result of low occupancy rates.

There are approximately 46.6 acres (31.3 privately owned and 15.3 publicly owned) of vacant land in the Tahoe Valley Area Plan (Figure 2). The majority of the privately owned vacant land is concentrated in the Emerald Bay Connection Corridor District, while the public parcels are dispersed. The plan area contains

20.2 acres of open space. These properties are owned and managed by the federal government, the state, and the City. The area contains urban–altered Jeffrey pine forest. Commercial and residential areas are interspersed throughout the forest stands. The reader is referred to Section 6.4.6, Biological Resources, for a further discussion on natural communities and habitat in the Tahoe Valley plan area. 1393
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1.5 PROJECT OBJECTIVES/PURPOSE AND NEED
As identified above, the purpose of the Tahoe Valley Area Plan is to facilitate implementation of a land use plan to further the goals and policies of the City General Plan and TRPA Regional Plan. The Tahoe Valley Area Plan helps to realize the community’s vision, assist in achieving and maintaining TRPA’s Environmental Threshold Carrying Capacities, implement the City of South Lake Tahoe Sustainability Plan, implement the Tahoe Metropolitan Planning Organization’s Sustainable Communities Strategy, and implement the TRPA Regional Plan and City’s General Plan. The City developed the Area Plan to integrate these plans to the extent practical, while providing more detailed direction, in order to simplify compliance with local and regional requirements, and improve the efficiency of plan administration.

The plan is being amended to keep pace with changes that have been made to California law, TRPA Regional Plan and Code of Ordinances, the City’s General Plan Housing Element, and City strategic goals.

At the forefront of these changes is the goal of increasing housing opportunities with an emphasis on affordable housing. The Area Plan’s existing density limits (25 units per acre) are a large barrier for affordable housing developments as they cannot be competitive for grants or financing at the current density; meanwhile, the lack of a minimum density prevents parcels central to transportation and amenities from being utilized to their highest potential. In accordance with California law, workforce and co-living housing opportunities shall be expanded through modifications to use definitions and zoning designations.

Another key element of the updates is to enhance the “Y” intersection area (intersection of Lake Tahoe Boulevard [US 50] and Emerald Bay Road [SR 89]) as a focal point of mixed-use development and activity of the area. As a result of slower redevelopment, this area receives less economic activity and attention than the midtown and tourist centers. The primary change intended to address this is reducing barriers to expansion of eating and drinking uses by reducing the Commercial Floor Area requirement for limited outdoor eating and dining spaces.

The following project objectives are identified for the Tahoe Valley Area Plan updates:
 Expand the boundary of the Area Plan to add parcels that will benefit from greater density, height and land coverage and help promote residential development near services and transit facilities.  Improve the effectiveness of Housing Element policies and achievement of Housing Element goals.  Update residential design standards to allow ministerial approval of purely residential developments, including ADUs.
 Modify permissible use definitions to create better compatibility between uses and zoning districts.  Better activate town centers by expanding opportunity for events and establishing design criteria for outdoor dining.
 Create objective design standards for commercial and mixed-use developments that complement the natural environment, promote the mountain theme architecture, and create walkable and bikeable streetscapes.
 Transition to a less auto-centric town center by creating opportunities for reduced parking and project contribution to alternative transportation methods.  Implement zoning, boundary, and district changes where appropriate to better integrate existing development and incentivize key redevelopment opportunities.

1.6 DOCUMENT ORGANIZATION
This IS/IEC follows the standard content for environmental documents under CEQA and TRPA Code of Ordinances and Rules of Procedure. An EIR/EIS was determined to be unnecessary, as there are not potentially significant environmental effects associated with the proposed amendment of this Area Plan. 1397
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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 This IS/IEC is a full disclosure document, describing the plan and its environmental effects in sufficient detail to aid decision-making.

Chapter 5 contains a summary of the environmental effects and necessary mitigation measures if applicable.

1.7 PUBLIC INVOLVEMENT
Opportunities for public participation in the development of the Area Plan amendments were provided in February through May of 2023 as documented in Section 1.2. Opportunities for public participation in the environmental document review process are provided to promote open communication and better decisionmaking. All persons and organizations having a potential interest in the proposed Area Plan amendments are invited to provide comments during the thirty-day comment period for the IS/IEC ending on April 30, 2024.

Pursuant to the requirements of CEQA, this IS/IEC will be sent, along with a Notice of Completion, to the California State Clearinghouse. In addition, copies of this document will be distributed to other Lake Tahoe Basin reviewing agencies and interested individuals and entities for review. After closure of the public review period, City staff will respond to all comments. City staff will then prepare an agenda item for the City Planning Commission’s recommendation and City Council action that include the IS/IEC, the comments, and responses to the comments. If the Council determines that the proposed Area Plan would not have significant adverse impacts after mitigation, the City Council would certify the environmental document and adopt the plan. Following Council approval, the Notice of Determination would be filed with the county recorder-clerk.

Pursuant to the TRPA’s Rules of Procedure and Chapter 3 of the TRPA Code of Ordinances, this IS/IEC will be made available for public review to those people who request copies. TRPA staff will prepare an agenda item for the Advisory Planning Commission’s recommendation and Governing Board action. If it is determined that significant adverse impacts would not result from the proposed project after mitigation, the Governing Board would issue a Mitigated Finding of No Significant Effect, certify the environmental document and adopt the Area Plan.

1.8 RELATIONSHIP TO LAND USE PLANS, POLICIES AND

REGULATIONS
The Tahoe Valley Area Plan falls under the direct jurisdiction of both the City of South Lake Tahoe and the Tahoe Regional Planning Agency. In addition, Federal and State agencies exercise varying levels of control concerning specific parcels or resources. This section identifies each agency’s responsibility relative to the proposed Area Plan; it also identified the plans and policies to which the Area Plan must show compliance.

Federal: The US Environmental Protection Agency (EPA) has designated Lake Tahoe an Outstanding National Resource Water (ONRW). ONRWs are provided the highest level of protection under EPA’s Antidegradation Policy, stipulating that states may allow some limited activities that result in temporary and short-term changes to water quality, but that such changes should not adversely affect existing uses or alter the essential character or special uses for which the water was designated on ONRW. Although the Area Plan does not require approval from EPA, the incentives related to coverage are dependent upon EPA certifying TRPA’s updated Water Quality Management Plan for the Tahoe Region (208 Plan). The Updated 208 Plan was certified on June 19, 2013.

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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 Lake Tahoe Region. TRPA implements that authority through its Regional Plan. The Regional Plan Goals and Policies establish an overall framework for development and environmental conservation in the Lake Tahoe Region.

In December 2012, the TRPA Governing Board adopted an updated Regional Plan. Priorities of the updated Regional Plan that apply to this Area Plan include:
 Accelerating water quality restoration and other threshold gains by supporting environmental redevelopment opportunities, restoration of disturbed lands and Environmental Improvement Program (EIP) investments.
 Transitioning to more permitting by local governments to create one-stop-shopping for homeowner improvements in order to return TRPA to the more regional role the Compact originally intended.  Creating walkable communities and increasing alternative transportation options.

Important policies addressed in the Regional Plan include:
 Retaining the established regional growth control system. Under this system, rampant overdevelopment was stopped and open spaces preserved. Most of the policies from the 1987 Regional Plan stayed in place.
 Creating a more efficient planning system that integrates TRPA requirements into the plans and permits of other government agencies.
 Encouraging property owners to transfer development rights from sensitive or outlying areas to Town Centers with the goal of restoring these lands.
 Eliminating regulatory barriers to the environmental redevelopment of rundown buildings.  Simplifying burdensome regulations for homeowners while achieving threshold gain.  Integrating with the Regional Transportation Plan to support sidewalk and bike trail projects that reduce automobile dependency and increase walkability and safety.  Continuing to deliver restoration projects under the EIP that achieve erosion control on roadways and restore forests and wetlands.

The TRPA Code of Ordinances allows for the creation and maintenance of Area Plans to refine and implement the Regional Plan policies appropriate to specific areas. Chapter 13, Area Plans, includes provisions that allow for local, state, and federal agencies, in coordination with TRPA staff, to prepare coordinated Area Plans for the implementation of land use goals, policies, and ordinances. The Area Plans, which include implementing ordinances and zoning, are required to be consistent with the Regional Plan.

Under a conforming area plan, a local jurisdiction may assume permitting authority by Memorandum of Understanding (MOU) with TRPA. In 2014 a MOU was created that expanded permitting authority of the City within the Tahoe Valley Area Plan.

State of California: Several State agencies may play a role in development decisions within the Tahoe Region. As such, these State agencies must grant permits or other forms of permission prior to physical development. Affected agency staff will review the proposed Area Plan for consistency with adopted plans and policies. The Area Plan does not require State agency approval. 1399
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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 State agencies that may have a responsible agency role in projects that may be implemented in the Area Plan include:

California Tahoe Conservancy: The mission of the California Tahoe Conservancy (CTC) is to protect and restore the natural environment of Lake Tahoe, including the lake’s exceptional clarity and diversity of wildlife habitat in the basin. The CTC implements a comprehensive set of programs to affirmatively address resource needs in the Tahoe Basin, including the protection and restoration of the natural environment, especially water quality; enhancement of wildlife habitat; provision of public access and recreation opportunities; and management of acquired public land at Lake Tahoe.

The CTC has developed and initiated implementation of a number of programs involving acquisitions, site improvements, and land management activities, and involving direct activities as well as grants, which require capital funding. Program areas include:
 Water Quality and Watersheds
 Forest Habitat Enhancement
 Recreation and Public Access
 Land Management and Acquisition
 Coverage and Marketable Rights
 Climate Change and Sustainability
With the proposed expansion of the area plan boundary, the California Tahoe Conservancy will own seven (7) parcels, totaling 16.9 acres, in the plan area that are considered “asset lands” and may be available for development. Within the CTC’s overall land inventory of 4,890 parcels totaling more than 6,500 acres, there are just over 300 Conservancy-owned properties throughout the basin that are regarded as “asset lands.” Asset lands are parcels which are not essential to carrying out Conservancy goals, which could have significant market value, and which are not otherwise restricted from disposal by law or Board policy. In fact, some asset lands, at the time of acquisition, were identified for possible future transfer or sale. The CTC defines these classes of lands as “Area Plan or Town Center Asset Lands.” These area plan asset lands are considered to be developable lands, or portions thereof, in highly urbanized areas that could support sustainable, compact development or other uses consistent with the Goals and Policies of the Regional Plan and local area plans (CTC, 2014). There are a total of 17 area plan asset land parcels located basin-wide with 7 of those located within the boundaries of the Tahoe Valley Area Plan. The Tahoe Valley Area Plan asset lands account for approximately 16.9 acres and each of the parcels are vacant except for two along Tata Lane (approximately 11.6 acres) that are being developed as the Sugar Pine Village Affordable Housing project.

The CTC also manages a Land Bank Program that is designed to facilitate a number of natural resource objectives, assist the needs of the general public and environmental projects, and provide funding benefits.

An MOU signed with TRPA in early 1988, enables the Conservancy to sell rights from the Land Bank on the open market.

The retirement of the development potential on properties can generate a wide range of development rights or credits, depending on what existed or was credited to the property at the time of acquisition (either land coverage or other marketable rights). The Conservancy periodically acquires these other rights, including those for tourist accommodations, sewer connections, residential units, and commercial floor area. Such rights are usually sold to parties building or remodeling a commercial site or a multi- family unit(s). The rights are recognized by the various regulatory agencies within the Basin and can therefore be sold or transferred under the proper circumstances. The use of these rights is reserved for projects in the areas where the rights originated in order to maintain the economic base of those communities. 1400
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 14

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 Lahontan Regional Water Quality Control Board: Lahontan has water quality responsibilities including the California-side of the Lake Tahoe Basin. This agency establishes water quality standards, subject to the approval of the State Water Quality Control Board, and has broader enforcement power than TRPA. By issuing waste discharge permits and requiring monitoring to show compliance, among other activities, Lahontan actively enforces attainment of standards.

Any party responsible for construction activity over one acre must obtain a National Pollution Discharge Elimination System Permit (NPDES Permit) from Lahontan to eliminate or reduce pollutants in storm water discharged to surface waters, which include riparian zones, from area of construction activity.

Lahontan is also responsible for incorporating the Lake Tahoe Daily Maximum (TMDL) pollutant load reduction targets into the NPDES permit for California municipalities in the Tahoe Basin. This permit regulates stormwater discharge from the City’s stormwater management infrastructure and Federal rules require the City to implement programs to control pollutant runoff.

The NPDES permit issued to the City stipulates a September 30, 2016, deadline to reduce estimated 2004 baseline jurisdictional pollutant loads of fine sediment particles by 10%, total nitrogen by 8% and total phosphorus by 7%. In 2016, the City submitted to Lahontan the City’s Lake Tahoe TMDL Baseline Pollutant Load Update Report which was subsequently incorporated into the City’s NPDES permit. The City’s load reduction requirement through 2026 under the NPDES permit is shown in the table below.

Lahontan continues to update the NPDES permit every five years to include additional load reduction targets. Attainment of the 2026 target, termed the Clarity Challenge, is estimated to return Lake Tahoe to an average annual transparency of 80 feet (Lahontan 2010).

CSLT 2026 LOAD REDUCTION REQUIREMENTS
Parameter Baseline Load
(lbs./year)
Required Percent
Reduction
Required Load Reduction
(lbs./year)
Allowable Load
(lbs./year)
Fine Sediment Particle
(mass)
176,450 34% 14,650 158,800
Fine Sediment Particles
(# of particles)

2.38E+19 34% 1.58E+19 1.57E+19
Total Phosphorus 2,020 21% 55 1,596
Total Nitrogen 8,034 19% 269 6,508
Source: Lahontan Lake Tahoe Municipal NPDEs Permit, Board Order R6T-2022-0046, NPCESA NO. CAG616001 The City completed development of a Pollutant Load Reduction Plan (PLRP) to define a path to compliance with the requirements to reduce pollutant loading to Lake Tahoe from urban stormwater runoff. The goal of the Load Reduction Report was to identify feasible and cost-effective actions to meet anticipated targets.

In September 2021, the City Council received a draft of the 2021 City of South Lake Tahoe PLRP which documents the City’s proposed approach and timeline for meeting the 2026 load reduction targets set forth in the City’s NPDES permit, which was then submitted to Lahontan in October, 2021. Proposed strategies outlined in the Load Reduction Plan for meeting the load reduction targets are incorporated in the Area Plan and are discussed in detail in Section 10, Natural and Cultural Resources.

The PLRP estimates the City's pollutant load reduction from water quality projects and enhanced operations and maintenance activities by using the same Pollutant Load Reduction Model (PLRM) which was used in establishing the City's 2004 baseline pollutant load. Estimated load reductions for specific projects and operational improvements are shown in the PLRP. Pollutant load reductions will be credited to the City as 1401
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 15

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 catchments (subwatersheds) with projects and/or operational improvements registered with Lahontan pursuant to the Lake Clarity Crediting Program.

California Department of Transportation (Caltrans): Caltrans is responsible for planning, designing, constructing, and maintaining all state highways. The jurisdictional interest of Caltrans extends to improvements to roadways on the state highway system (including roadways designated as U.S. highways).

Any federally funded transportation improvements would be subject to review by Caltrans staff and the California Transportation Commission, either on or off of the state highway system.

California Trustee Agencies: State agencies with trustee responsibility in the Tahoe Valley area include:

California Division of Forestry (tree removal and forest resource concerns), State Office of Historic Preservation (cultural resources), California Department of Fish and Wildlife (wildlife resources), and State Lands Commission with regard to state-owned “sovereign” lands such as the bed of Lake Tahoe.

City of South Lake Tahoe: The City of South Lake Tahoe is the only incorporated city within the Lake Tahoe Region. The City implements its regulatory authority through its General Plan and City Code. The City’s 1999 General Plan adopted TRPA’s Plan Area Statements (PAS) to replace its previous local zoning.

In the City’s 2011 General Plan update, the City adopted new land use designations for PASs located within the City’s jurisdiction but retained the PASs and Community Plans as its zoning system. The PASs will remain in effect until superseded by an Area Plan.

Federal: The US EPA has designated Lake Tahoe an Outstanding National Resource Water (ONRW).

ONRWs are provided the highest level of protection under EPA’s Anti-degradation Policy, stipulating that states may allow some limited activities that result in temporary and short-term changes to water quality, but that such changes should not adversely affect existing uses or alter the essential character or special uses for which the water was designated on ONRW. Although the Area Plan does not require approval from EPA, the incentives related to coverage is dependent upon EPA’ certifying TRPA’s updated Water Quality Management Plan for the Tahoe Region (208 Plan). The Updated 208 Plan was certified on June 19, 2013. 1402
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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 1403
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; 1404
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 1405
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. 1406
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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 1407
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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. 1408
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):
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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 1410
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 1411
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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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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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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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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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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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 1418
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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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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. 1421
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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

3.0 BASELINE
As specified in Section 13.3.1 of the TRPA Code, all plans, policies, and regulations in the Regional Plan and the TRPA Code shall remain in effect unless superseded by the provisions of an area plan. Thus, existing baseline conditions for the purposes of this IS/IEC reflect current 2023 environmental conditions (the time of writing of this IS/IEC) with the updated Regional Plan, TRPA Code, City General Plan and Code in effect, and the existing plans (PAS 111 and PAS 114), maps, and ordinances also in effect. The Tahoe Valley Area Plan has an approximate 20-year planning horizon.

The proposed project evaluated in this IS/IEC are the proposed amendments to the Tahoe Valley Area Plan, which was adopted on July 22, 2015 .
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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

4.0 METHODOLOGY AND ASSUMPTIONS
This IS/EIC was prepared to evaluate the potential environmental effects of changes proposed to the Tahoe Valley Area Plan using CEQA and TRPA checklist questions, responses, and supporting narrative. The analysis tiers and incorporates by reference specific analyses contained in the following environmental review documents, as appropriate:
 TRPA, Regional Plan Update EIS, certified by the TRPA Governing Board on December 12, 2012 (RPU EIS).
 TRPA/Rincon Consultants, Inc., 2020 Linking Tahoe: Regional Transportation Plan & Sustainable Communities Strategy IS/ND/IEC/FONSE, April 2021.
 CSLT, General Plan Update EIR, certified by the City Council on May 17, 2011 (CSLT EIR).  City of South Lake Tahoe, Tahoe Valley Area Plan IS/MND/IEC/FONSE, certified by the City Council on June 2, 2015 and adopted by the TRPA on July 22, 2015.

These program-level environmental documents include a regional scale analysis and a framework of mitigation measures that provide a foundation for subsequent environmental review at an area plan level.

These documents serve as first-tier documents for the TRPA and City review of the proposed Tahoe Valley Area Plan. To the extent that the Tahoe Valley Area Plan is consistent with the City General Plan, the TRPA Regional Plan and the RTP, for which the program documents were prepared, the Tahoe Valley Area Plan could be found to be “within the scope” of the program documents.

This Tahoe Valley Area Plan Amendments IS/IEC is also a program-level environmental document. No specific development projects are proposed at this time or analyzed herein. All future projects within the Tahoe Valley area would be subject to project-level environmental review and permitting by City and/or TRPA, with the permitting agency determined based on the size, nature, and location of the project (Section

13.7.3 of the TRPA Code). Project-level environmental documents would identify and describe mitigation for any potentially significant environmental impacts.

TRPA has prepared an Area Plan Environmental Analysis Guidelines flowchart intended to assist local jurisdictions in considering environmental review requirements associated with the land uses proposed in area plans. The guidance poses the following questions:
 Does a land use district in the area plan allow a use that has a greater potential impact than the corresponding land use in the Regional Plan? This includes any community plans and/or PASs that would be wholly or partially replaced by the area plan.  Does a zoning district in the area plan allow a use that has a greater potential impact than the corresponding land use district in the PAS?
 Does the project have a greater potential impact than the use allowed by the existing zoning district/PAS?
These questions contemplate whether land use changes resulting from adoption of amendments would result in new uses that could result in potential environmental impacts not previously contemplated by the community plans, PASs, and Regional Plan.
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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 To address these questions, the proposed amendments to the Tahoe Valley Area Plan Land Use Map and Zoning Map, and TRPA Conceptual Land Use Map were carefully reviewed. The adopted 2015 land use and zoning map are consistent with the TRPA Conceptual Land Use Map adopted as part of the 2012 Regional Plan and the City General Plan which was adopted in 2011. Proposed additions to the town center boundary (Town Center Gateway and Town Center Neighborhood Professional Districts) in these amendments would expand town center areas envisioned in TRPA’s Regional Plan Conceptual Land Use Map which classifies Tahoe Valley as mixed-use. As a result, amendments to expand the Town Center and the TRPA regional plan maps will need to comply with TRPA Code Section 13.5.3.G (Modification to Centers) and be adopted by the TRPA Governing Board following City adoption of the Area Plan amendments.

The tables included in Chapter 2 of this IS/IEC compares the existing permissible uses allowed within PAS 111 and 114 with those uses that would be allowed with the Tahoe Valley Area Plan, as specified in the Development and Design Standards of the Tahoe Valley Area Plan.. Generally, the types of land uses that would be permissible in the TC-G, TC-C, TC-MUC, TC-NP, TC-HC and CMX-S zoning districts are consistent with the mix of uses (commercial, public service, light industrial, office, tourist accommodation, and residential) envisioned for community centers in the Regional Plan (TRPA 2012a, p. 2-33) and the General Plan (CSLT 2011, pp. LU-3 and LU-10); the uses that would be permissible within these zoning districts reflect the mix of uses envisioned for recreation areas in the Regional Plan (TRPA 2012a, p. 2- 19); and the uses within the OS zoning district would be limited to passive recreation uses, storm water facilities, and restoration activities.

Because the proposed new uses would be consistent with the uses envisioned in the Regional Plan, the analysis herein focuses on the unique characteristics of the allowed uses, new district, and potential environmental impacts associated with their implementation (e.g., land use compatibility, water quality, scenic resources, and traffic).

The checklist responses include cross-referencing to other checklist items to reduce redundancy, where appropriate.
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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

5.0 ENVIRONMENTAL CHECKLIST AND IMPACT

ANALYSIS

1. Project title: Tahoe Valley Area Plan Amendments

2. Lead agency name and address:

The City of South Lake Tahoe is the California Environmental Quality Act (CEQA) lead agency responsible for preparing an Initial Study/Negative Declaration (IS/ND) and the Tahoe Regional Planning Agency (TRPA) will serve as the lead agency for the Initial Environmental Checklist (IEC) under the Tahoe Regional Planning Compact.

City of South Lake Tahoe
1052 Tata Lane
South Lake Tahoe, California 96150
Tahoe Regional Planning Agency
P.O. Box 5310
Stateline, Nevada 89449

3. Contact person and phone number
City of South Lake Tahoe: Anna Kashuba, Assistant Planner, (530) 542-7405 Tahoe Regional Planning Agency: Alyssa Bettinger, Senior Planner, (775) 589-5301

4. Project location:

The Tahoe Valley Area Plan is in the southwestern portion of the City of South Lake Tahoe (see Figure 1). Regional access to the Tahoe Valley plan area is provided by US Highway 50 (US 50) and California State Route 89 (SR 89). The Tahoe Valley plan area serves as the gateway for the City of South Lake Tahoe for travelers heading south on SR 89 and east on US 50. The initial Tahoe Valley plan area encompassed PAS 110, South Y, and the parcel located at 1117 Bonanza Avenue Emerald Bay Road (APN 032-141-18) within PAS 114, Bonanza, Special Area #1 (see Figure 3). The amendments expand the plan area in three locations. To the southwest, parcels fronting US Highway 50 from the existing boundary line south to H Street, plus APNs 032-161-012, 032-161-013, 032-161- 009, and 032-161-008 (previously PAS 114) were incorporated. Seven parcels fronting Melba Drive were added so that the Area Plan is contained in this corner by the intersection of E Street and Melba Drive (previously PAS 114). The third area of expansion is the northeast corner of the Area Plan. All parcels east of Tahoe Keys Blvd between Eloise Ave and James Ave shall be included up until the existing Area Plan boundary, in addition to 023-221-020 north of Eloise Ave (previously PAS 111).

The Area Plan consists of approximately 374 acres and includes 525 public and privately owned parcels that include residential, commercial, tourist accommodation, industrial, and public service land uses (see Table 1 and Figure 2).

5. Project sponsor’s name and address
City of South Lake Tahoe
1052 Tata Lane
South Lake Tahoe, California 96150
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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

6. General Plan designation:

The City’s General Plan designates the Tahoe Valley area as Mixed-Use and TRPA’s Conceptual Town Center.

7. Zoning
The Tahoe Valley Area Plan contains multiple zoning designations within the 374-acre area.

8. Description of project:

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. Chapter 2 provides a detailed summary of the proposed amendments. The exact language of the proposed amendments is provided on the City’s website (https://cityofslt.us/2290/Area-PlanProposals-and-Updates). The updated Tahoe Valley Area Plan proposes to incorporate parcels fronting US Highway 50 from the existing boundary line south to H Street, plus APNs 032-161-012, 032-161- 013, 032-161-009, and 032-161-008 (previously PAS 114). The addition of these parcels as the Emerald Bay Connection Corridor District is specifically to increase opportunity for residential development near a town center and provide additional transit opportunities for residents. Permissible uses are consistent with the previous PAS of this area; and several low intensity commercial uses have been incorporated as well to support a potential mobility hub. As part of the area plan these parcels are allowed greater density and coverage, making additional housing and transit facilities more feasible.

Seven parcels fronting Melba Drive shall be added so that the area plan is contained in this corner by the intersection of E Street and Melba Drive (previously PAS 114). This area was identified as having high redevelopment potential, which may be incentivized by the benefits of being in an area plan as mentioned above. The third area of expansion is in the northeast corner of the Area Plan. All parcels east of Tahoe Keys Blvd between Eloise Ave and James Ave shall be included up until the existing area plan boundary, in addition to 023-221-020 north of Eloise Ave (previously PAS 111). These parcels were previously part of a PAS special area recognizing the legal, but nonconforming natural of multiple parcels. With the incorporation of these parcels into the Area Plan, various uses will become conforming, while giving the existing residential properties is this area the opportunity to be redeveloped at higher densities.

9. Surrounding land uses and setting:

Land uses to the west, north, and northeast of the Tahoe Valley Area Plan boundaries consist of residential subdivisions dating from earlier development of the area during the 1960s through the 1990s. Immediately adjacent to the Tahoe Valley Area Plan to the east lies a large open space area (stream environment zone [SEZ]) consisting of the floodplain for the Upper Truckee River, which is near the eastern boundary of the Tahoe Valley Area Plan. The Lake Tahoe Airport is located to the southeast of the Tahoe Valley Area Plan. This single-runway airport serves the vicinity with charter flights, air tours (helicopters and fixed-wing aircraft), and general aviation. The noise, safety, and height restriction areas described in the Airport Land Use Compatibility Plan overlay portions of the Tahoe Valley area.

10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement):
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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 Adoption and approval of the Tahoe Valley Area Plan amendments are only required by the City of South Lake Tahoe City Council and the TRPA Governing Board; however, any projects that may move forward as a result of the implementation of this Area Plan may also require approval by the California Department of Fish and Wildlife, the California Regional Water Quality Control Board, State Water Resources Control Board, El Dorado County Air Pollution Control District, California State Lands Commission, and/or the California Department of Transportation (Caltrans).

5.1 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
If environmental factors are checked below, there would be at least one impact that is a “Potentially Significant Impact” as indicated by the checklist on the following pages.

Aesthetics Agriculture/Forest Resources Air Quality
Biological Resources Cultural Resources Energy
Geology Resources Greenhouse Gas Emissions Hazards/Hazardous Materials Hydrology/Water Quality Land Use/Planning Mineral Resources Noise Population/Housing Public Services
Recreation Transportation/Traffic Tribal Cultural Resources Utilities/Service Systems Wildfire Mandatory Findings of Significance
None None with Mitigation
Incorporated
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5.2 CEQA ENVIROMENTAL DETERMINATION
On the basis of this Initial Study:

I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

John Hitchcock, Planning Manager
City of South Lake Tahoe
Date
April 30, 2024
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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

5.3 TRPA ENVIRONMENTAL DETERMINATION (TO BE COMPLETED BY TRPA)
On the basis of this TRPA Initial Environmental Checklist:
a. The proposed project could not have a significant effect on the environment and a finding of no significant effect shall be prepared in accordance with TRPA’s Rules of
Procedures
Yes No
b. The proposed project could have a significant effect on the environment, but due to the listed mitigation measures which have been added to the project, could have no
significant effect on the environment and a mitigated
finding of no significant effect shall be prepared in
accordance with TRPA’s Rules of Procedures.

Yes No
c. The proposed project may have a significant effect on the environment and an environmental impact statement shall be prepared in accordance with this chapter and TRPA’s
Rules of Procedures.

Yes No
Signature of Evaluator Date
Title of Evaluator
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5.4 EVALUATION OF ENVIRONMENTAL IMPACTS
The following environmental analysis has been prepared using the CEQA Guidelines Appendix G:

Environmental Checklist Form to complete an Initial Study. This checklist also includes analysis of environmental impacts required in the TRPA Initial Environmental Checklist found at:
http://www.trpa.org/wp-content/uploads/Inital_Environmental_Checklist.pdf.

5.4.1 CEQA
CEQA requires a brief explanation for answers to the Appendix G Environmental Checklist except “No Impact” responses that are adequately supported by noted information sources. Answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project- level, indirect as well as direct, and construction as well as operational impacts.

Table 10: CEQA Defined Levels of Impact Significance
Impact Severity Definition
No Impact A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).

Lessthan Significant
Impact
“Less than Significant Impact” applies where the Project’s impact creates no significant impacts based on the criterion or criteria that sets the level of impact to a resource and require no mitigation to avoid or reduce impacts.

Less than Significant
Impact after Mitigation
“Less than Significant Impact after Mitigation" applies where the incorporation of mitigation measures has reduced an effect from potentially "Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level.

Significant Impact "Significant Impact" is appropriate if there is substantial evidence that an effect is potentially significant, as based on the criterion or criteria that sets the level of impact to a resource. If there are one of more “Potentially Significant Impact” entries when the determination is made, an EIR is required.

Source: CEQA Appendix G Environmental Checklist Form 2010

5.4.2 TRPA
Article VI of the TRPA Rules of Procedure presents the rules governing the preparation and processing of environmental documents pursuant to Article VII of the Compact and Chapter 3 of the Revised TRPA Code of Ordinances.

TRPA uses an IEC, in conjunction with other available information, to determine whether an EIS will be prepared for a project or other matter. This could include preparation of an Environmental Assessment, in accordance with Section 3.4 of the TRPA revised Code, when TRPA determines that an IEC will not provide sufficient information to make the necessary findings for a project.

The IEC includes a series of questions categorized by and pertaining to resources regulated by TRPA. Each checklist item requires a checked response of “Yes,” “No,” “No, with Mitigation,” or “Data Insufficient.” A checked response of “Data Insufficient” or a determination that a project may have a significant effect on the environment (Section 3.3.2 of the TRPA Code) indicates that additional environmental 1430
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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 review in the form of an Environmental Assessment (EA) or Environmental Impact Statement (EIS) would be required. The IEC form indicates that all “Yes” and “No, with Mitigation” responses require written explanations. This IEC provides supporting narrative for all responses. Where a checked response may not be intuitive or easily understood by the reader, that response has been marked with an asterisk (*) and a brief clarifying statement supporting the rationale for the checked response is included. Based on an initial review of the Project, TRPA staff determined that an IEC would provide sufficient information regarding the Project to make one of the findings below. As set forth in Code Subsection 3.3.1, based on the information submitted in the IEC, and other information known to TRPA, TRPA shall make one of the following findings and take the identified action:

5.4.2.1 The proposed project could not have a significant effect on the environment and a finding of no significant effect shall be prepared in accordance with TRPA’s Rules of Procedure.

5.4.2.2 The proposed project could have a significant effect on the environment, but due to the listed mitigation measures which have been added to the project, could have no significant effect on the environment and a mitigated finding of no significant effect shall be prepared in accordance with TRPA’s Rules of Procedure.

5.4.2.3 The proposed project may have a significant effect on the environment and an environmental impact statement shall be prepared in accordance with this Chapter and TRPA’s Rules of Procedure.

When completed, TRPA reviews the IEC to determine the adequacy and objectivity of the responses. When appropriate, TRPA consults informally with federal, state, or local agencies with jurisdiction over the project or with special expertise on applicable environmental impacts. 1431
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5.4.3 Aesthetics (CEQA), Scenic Resources/Community Design and Light and Glare (TRPA)
This section presents the analyses for potential impacts to aesthetics, scenic resources/community design and light and glare. Table 11 identifies the applicable impacts, anticipated level of impact, and whether mitigation measures are required to reduce impacts to a less than significant level.

Table 11
Aesthetics, Scenic Resources/Community Design and Light and Glare CEQA Environmental Checklist
Item
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Measures
Less Than
Significant
Impact
No Impact

1. Have a substantial adverse effect on
a scenic vista? (CEQA Ia) X

2. Substantially damage scenic
resources, including, but not limited
to, trees, rock outcroppings, and
historic buildings, within a state
scenic highway? (CEQA Ib)
X

3. Substantially degrade the existing
visual character or quality of the site
and its surroundings? (CEQA Ic)
X

4. Create a new source of substantial
light or glare, which would
adversely affect day or nighttime
views in the area? (CEQA Id)
X
TRPA Initial Environmental
Checklist Item Yes No, With Mitigation
Data
Insufficient No

5. Be visible from any state or federal
highway, Pioneer Trail or from
Lake Tahoe? (TRPA item 18a)
X, LTS

6. Be visible from any public
recreation area or TRPA designated
bicycle trail? (TRPA item 18b)
X, LTS

7. Block or modify an existing view of
Lake Tahoe or other scenic vista
seen from a public road or other
public area? (TRPA item 18c)
X

8. Be inconsistent with the height and
design standards required by the
applicable ordinance or Community
Plan? (TRPA item 18d)
X
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9. Be inconsistent with the TRPA
Scenic Quality Improvement
Program (SQIP) or Design Review
Guidelines? (TRPA item 18e)
X

10. Include new or modified sources of
exterior lighting? (TRPA item 7a) X, LTS

11. Create new illumination which is
more substantial than other lighting,
if any, within the surrounding area?
(TRPA item 7b)
X

12. Cause light from exterior sources to
be cast off-site or onto public lands?
(TRPA item 7c)
X

13. Create new sources of glare through
the siting of the improvements or
through the use of reflective
materials? (TRPA item 7d)
X

1. Would the Project have a substantial adverse effect on a scenic vista? (CEQA Ia) The existing visual landscape characteristics of the Tahoe Valley plan area consist of urban development intermixed with forest conditions. Existing urban development transitions into natural and forest conditions at the southern boundary along the US 50/SR 89 corridor as well as at the northern boundary along SR 89 (as noted in the SQIP for the description of Roadway Unit 1 – Tahoe Valley). The Tahoe Valley Area Plan’s eastern boundary transitions to the open stream environment zone area associated with the Upper Truckee River. There are two designated scenic resource located within the planning area. Scenic Resource #35.1 is a view of the natural landscape as seen from US 50 looking north toward the “Y” intersection. The resource is currently in attainment but is rated low because of the dominance of the surrounding built environment. Scenic Resource #35.2 is a natural landscape view of the Truckee Marsh. This resource is in attainment and has a moderate rating. In addition, there are the following non-designated prominent scenic views from within the planning area:
 Distant scenic views in the planning area include forest conditions in the background;  The open stream environment zone associated with the Upper Truckee River and Freel Peak in the background view;
 Scenic resource 35.3 with views from US 50 (from “Y” intersection) of the mountains looking east towards Monument Peak and Heavenly Mountain Ski Resort (Gun barrel ski run is visible). These views of the mountains are obscured in some areas by buildings and forest vegetation in the foreground; and
 Scenic resource 35.3 with views from US 50 (from “Y” intersection) of Tahoe Mountain looking west along Lake Tahoe Boulevard. The background view of Tahoe Mountain is framed by mature conifers and the foreground view is dominated by Lake Tahoe Boulevard. (See Figures 4 and 5.) 1433
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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 1435
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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 As depicted in Figure 4 the planning area includes three scenic roadway units (1 – Tahoe Valley, 35 – Al Tahoe and 36A – Airport Area) along SR 89 and US 50 identified in the Lake Tahoe Basin Scenic Resource Inventory (1982) by TRPA. The TRPA 2019 Scenic Resources Threshold Evaluation for Roadway Units, identifies that while these roadway units are still in non-attainment, they have had some improvements associated with recent development. Recent installation of curbs & gutters with sidewalks, new road pavement, and renovation of shopping centers at the “Y” has improved the score for Roadway Units 35 and

1. Amending the Tahoe Valley Area Plan boundary and multi-family density limits would allow for changes in the built environment that would be visible from US 50 and SR 89 scenic roadway corridors.

Each of the parcels proposed for inclusion in the area plan boundary are either immediately adjacent to US 50 or immediately adjacent parcels that are contiguous to US 50. While redevelopment of an existing commercial corridor often results in improvement in the scenic quality of scenic roadway corridors, changes in the built environment could have undesirable consequences on scenic quality if they adversely affect views or vistas, damage or remove scenic resources, or result in development that is incompatible with the scenic values of the Region. The Tahoe Valley Area Plan amendments (Appendices B and C) improve upon existing standards for site, building, landscaping, and development design that are intended to preserve the basin scenic resources and enhance the built environment to emphasize a mountain identity. Subsequent development under the Tahoe Valley Area Plan would be subject to the updated standards and would alter the overall built environment to be consistent with the vision and principles of the Tahoe Valley Area Plan and improve scenic quality of the US 50 and SR 89 scenic roadway corridors. This impact is considered beneficial for the proposed Tahoe Valley Area Plan.

US 50 and SR 89 have been identified by TRPA as not meeting scenic threshold targets and improvement of these roadway corridors has been identified. In addition, development within other portions of the Tahoe Valley plan area outside of the SR 89 and US 50 roadway corridors could also result in localized scenic impacts to existing residents, businesses, and recreationalists using bikeways or passing through the area.

The Tahoe Valley Area Plan has established specific site, building, and landscaping standards to improve the visual characteristic of the US 50 and SR 89 roadway corridors. These standards would result in positive improvements consistent with TRPA’s Scenic Resource/Community Design goals and policies, recommendations identified in the TRPA Scenic Quality Improvement Program (SQIP) and the goals and policies of the Natural and Cultural Resource Element of the City General Plan. The following standards are currently required for the area plan and shall remain:
 Design Quality – Design standards promote a mountain architecture theme, building materials and colors that would be more compatible with the natural environment, and improvements that contribute to the character and quality of the built environment as viewed from the scenic roadway corridors.
 Building Setbacks and Site Design – Development visible from the roadway corridor and adjacent to residential areas require step-backs for any structures with a third story to reduce visual mass, maintain sun angle planes, and minimize impacts on existing scenic views. In the “Y” intersection area, the four corner parcels are required to maintain a deeper setback to maintain visual open space.
 Parking – The standards reduce the visual impact of parking lots by requiring parking lots to be located in the rear or side of lots.
 Landscaping – Design standards require the incorporation of landscaping and pedestrian sidewalks in the setback area to soften the urban appearance of the roadway corridors. 1436
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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  Building Height – The Tahoe Valley Area Plan has varying building heights to promote visual interest and character. The maximum height of 45 feet is only be permitted in the Town Center Core District around the “Y” intersection. The two Gateway Districts that serve as entrances to the City and Neighborhood Professional District are restricted to 36 feet of height, which is more restrictive than existing height standards for Town Centers, to promote open spaces and preserve views. The existing maximum height standard of 42 feet would apply to the remaining districts (Healthcare, Commercial Mixed-Use, MixedUse Corridor and new Emerald Bay Connection Corridor). As discussed above, any structure with a third story is required to be stepped back. The new Emerald Bay Connection Corridor District would continue to utilize TRPA Code Section 37.4 to determine maximum building height.

The potential impact on scenic quality of views along US 50 and SR 89 associated with the additional development and height was previously analyzed in the RPU EIS (TRPA 2012a, Impact 3.9-1) and the General Plan EIR (CSLT 2011, Impact 4.13.1). The General Plan EIR analyzed the potential effects of allowing up to 75 feet of height (30 feet more than permissible in the Tahoe Valley Area Plan) and concluded that the impact was significant, requiring mitigation measures. The General FEIR recommended mitigation measure MM 4.13.1a and MM 4.13.1b (CSLT 2011, pp. 4.0-8 through 4.0-11) to reduce impacts to a less than significant level. The mitigation measure established a maximum height of 45 feet for the Tahoe Valley node, required step-backs for structures in excess of 36 feet, and required building and siting design not to obstruct mountain views, lake views, or stream environment zones as viewed from the arterial roadways and or public recreation areas. These mitigation measures are incorporated in the Tahoe Valley Area Plan Development and Design Standards (Appendix C), which includes a maximum height of 45 feet in the Town Center Core District, setbacks from the scenic highway corridor, and step-back siting and building design standards. No changes to these standards are being proposed in the current amendments.

The RPU EIS also analyzed the effects of 56 feet in designated Town Centers and concluded that the additional height was potentially significant, requiring mitigation (TRPA 2012a, p. 3.9-17). The mitigation measures were codified in Sections 37.7.16 and 37.7.17 of the TRPA Code and are incorporated in the Tahoe Valley Area Plan Development and Design Standards. The Tahoe Valley Area Plan proposed design standards require any buildings that consist of three or more stories to not project above the forest canopy, ridgelines or otherwise detract from the viewshed. In addition, it requires that TRPA Scenic Quality Findings 1, 3, 5 and 9 as described in Section 37.7.16 of the TRPA Code be made. The findings are as follows:
 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.  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.  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.
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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 o The horizontal distance from which the building is viewed; o The extent of screening; and
o Proposed exterior colors and building materials.
 When viewed from a TRPA scenic threshold travel route, the additional building height granted 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. (TRPA 2012a, p. 3.9-17.)
Incorporating the scenic quality findings of Section 37.7 of the TRPA Code of Ordinances in the Tahoe Valley Area Plan design standards, which prohibit buildings from protruding above the forest canopy or ridgeline and require site-specific design features to install landscaping, to minimizing ground disturbance, and to use natural materials and earth-tone colors, would not impact the scenic quality views along US 50 and SR 89.

Subsequent development as a result of implementing the Tahoe Valley Area Plan amendments would be subject to the updated design standards that protect existing viewsheds, improve the existing built environment, improve the visual quality of the scenic roadway corridors, avoid further degradation of the visual quality of the Tahoe Valley Area, and minimize impacts to existing views and identified scenic resource. Thus, this impact is considered beneficial.

Environmental Analysis: Beneficial Impact.

Required Mitigation: None.

2. Would the Project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (CEQA Ib) The area does not contain any trees, rock outcroppings or historic buildings that are unique or contribute to the visual resources of the area.

As set forth above, incorporating the scenic quality findings of Section 37.7 of the TRPA Code of Ordinances in the Tahoe Valley Area Plan design standards, which prohibit buildings from protruding above the forest canopy or ridgeline and require site-specific design features to install landscaping, to minimizing ground disturbance, and to use natural materials and earth-tone colors, would not impact the scenic quality views along US 50 and SR 89.

Subsequent development as a result of implementing the Tahoe Valley Area Plan would be subject to the design standards that would protect existing viewsheds, improve the existing built environment, improve the visual quality of the scenic roadway corridors, avoid further degradation of the visual quality of the Tahoe Valley plan area, and minimize impacts to existing views and identified scenic resource.

Thus, this impact is considered beneficial.

Environmental Analysis: Beneficial Impact.

Required Mitigation: None.

3. Would the Project substantially degrade the existing visual character or quality of the site and its surroundings? (CEQA Ic)
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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 Area Plan includes detailed design standards that are intended to ensure that the built environment complements the natural appearance of the landscape in the Tahoe Region while improving the quality of life and promoting livability, sustainability and walkability. The Area Plan specifically regulates building form, materials and colors, including the following:
 Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “boxlike” appearance;  A unified palette of quality materials shall be used on all sides of buildings;  Colors shall be used to help delineate windows and other architectural features to increase architectural interest;
 A variety of natural-appearing materials should provide contrast on building facades and use of stucco shall be limited;
 Colors 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; and
 Roofs, including mechanical equipment and skylights, shall be constructed of nonglare finishes and earth tone colors that minimize reflectivity.

For buildings that are located adjacent to residential areas, the Area Plan includes provisions to minimize the potential impact on the visual character and quality of the residential land uses. Buildings are required to step back within a daylight plane along street frontages and adjacent to residential areas to address massing, protect viewsheds, allow light and air, and limit winter shading in public areas.

The Area Plan promotes a denser land use pattern to promote pedestrian- and transit-oriented development.

Pursuant to TRPA’s Code of Ordinances, the Area Plan provides additional height and increased density incentives to ensure adequate capacity for redevelopment and transfers of development. The change in amount, distribution and type of development since the plan’s initial adoption has not had a significant impact on the visual character or quality of the Tahoe Valley area or its surroundings. The character and quality have improved as a result of the design standards discussed above and additional height granted to structures has not impacted existing viewsheds as discussed in Question 1 (CEQA Checklist Ia) above.

Furthermore, improvements in the visual character and quality of this Area Plan have been documented in numerous TRPA Threshold Evaluations as projects implemented many of the design standards that are incorporated in this Area Plan. Addition of the new Emerald Bay Connection Corridor District and expansion of the Gateway and Neighborhood Professional Districts to the area plan boundary are anticipated to result in similar visual quality improvements as parcels develop or redevelop in the future.

Thus, this impact is less than significant.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

4. Would the Project create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? (CEQA Id)
All development is subject to City lighting standards in Chapter 6.10 and Chapter 6.85 of the City Code and Chapter 36 of the TRPA Code. These standards include the following provisions that would ensure that 1439
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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 subsequent development would not result in adverse lighting impacts:

These standards include the following provisions that would ensure that subsequent development would not result in adverse lighting impacts:
 Lights shall not blink, flash, change intensity, or give the illusion of movement.  Parking lot, walkway, and building lights shall be directed downward to avoid light pollution. The use of cutoff shields on light fixtures is required, light sources shall not be visible, and parking garages may not use fluorescent lighting.  The maximum height of exterior architectural building lighting shall be limited to 26 feet.  Use of outdoor lighting is restricted to illumination purposes only and not for advertisement or for building/landscape treatment.

As previously discussed in Question 3 (CEQA Checklist Ic) and the exterior lighting discussion above, the Tahoe Valley Area Plan requires the use of a variety of natural-appearing materials and colors that blend in with the natural setting and prohibits the use of flood lighting, reflective materials, or lighting strips, including neon/fluorescent tubing to minimize reflectivity and glare. Therefore, no substantial glare or reflectivity of a project proposed under the Tahoe Valley Area Plan is expected to affect day or nighttime views in the area. Thus, this impact is less than significant.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

5. Would the Project be visible from any state or federal highway, Pioneer Trail or from Lake Tahoe? (TRPA 18a)
Development located in the Tahoe Valley plan area as amended may be visible from US Highway 50 and SR 89.

Amendments to the Tahoe Valley Area Plan would allow for changes in the built environment that would be visible from US 50 and SR 89 scenic roadway corridors. While redevelopment of an existing commercial corridor often results in improvement in the scenic quality of scenic roadway corridors, changes in the built environment could have undesirable consequences on scenic quality if they adversely affect views or vistas, damage or remove scenic resources, or result in development of vacant parcels that is incompatible with the scenic values of the Region. The Tahoe Valley Area Plan implements specific standards for site, building, landscaping, and development that are intended to preserve the basin scenic resources and enhance the built environment to emphasize a mountain identity. Subsequent development under the Tahoe Valley Area Plan would be subject to the standards and would alter the overall built environment to be consistent with the vision and principles of the Tahoe Valley Area Plan and improve scenic quality of the US 50 and SR 89 scenic roadway corridors.

The Tahoe Valley plan area contains a portion of TRPA Scenic Roadway Travel Unit #1 – Tahoe Valley (within 0.40 miles of “Y” Intersection); Scenic Roadway Travel Unit #35 – Al Tahoe; and Scenic Roadway Travel Unit #36A – Airport Area. There are no views of Scenic Shoreline Travel Units within the Tahoe Valley Area Plan.

The following is a summary of issues and recommendations drafted for the initial adoption of the plan for 1440
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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 improving scenic quality:

Roadway Unit 1 – Tahoe Valley (within 0.40 miles of “Y” Intersection) The SQIP identifies that within 0.40 miles of the “Y” intersection along the SR 89 corridor that commercial uses become larger, signage is larger and becomes more distracting, and un-landscaped paved parking areas adjacent to the roadway dominate the view. The SQIP makes the following recommendations:
 Landscaping – Provision of native and naturalized landscaping and landscape buffers along the edges of the roadway to reduce the dominance of the parking areas. Landscaping should be an extension of the natural forest cover and be integrated with the existing forest background.
 Signs – Bring signs into compliance. Use of coordinated system of signs that minimizes competition of between signs and their contrast with the natural environment.  Parking Areas – Limited and clearly defined access drives and parking areas should be provided. Landscape should be provided along roadways and parking areas as identified above under “Landscaping”.
 Utility Lines – Underground overhead utility lines where possible.  Building Materials and Colors – Building designs and materials should be complementary with the surrounding and man-made and natural environments (e.g., use of wood-siding, wood shakes, stone, bricks, etc.). Color hues should fall within a range of natural vegetation and earth tones.

Roadway Unit 35 – Al Tahoe
The SQIP identifies long stretches of heavy commercial development along US 50 (consisting of the US 50 corridor within the Tahoe Valley planning area) reduce the area’s natural scenic quality by blocking most foreground or mid-distance views of the natural surroundings while creating numerous distracting elements. The SQIP makes the following recommendations:
 Design Quality – The architectural style should consist of design solutions that are compatible with the natural environment and contribute to the character and quality of the built environment. Building materials and colors should be complementary with the surrounding and man-made and natural environments (e.g., use of wood-siding, wood shakes, stone, bricks, etc.). Color should be subdued and not garish, with natural colors being preferable. Building heights should not exceed the height of the existing forest cover, should not interfere with views of significant scenic features, and should be compatible with the scale of surrounding buildings.
 Building Setbacks and Site Design – Increase building setbacks as well as vary setback distances to avoid tunnel-like effect of strip development and reduce the sense of sameness of development. Coordination in site design of the roadway corridor should be done to avoid haphazard and cluttered development.
 Circulation – Modification of the roadway corridor to remove the continuous left-turn center lane and provide a landscaped center median with limited left-turn pockets. This 1441
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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 would also include landscaping of the islands at the “Y” intersection.  Driveways – Reduce the number of driveways on US 50 and encourage the use of shared driveways, parking areas and pedestrian plazas. Provide driveway access on side streets where feasible.
 Parking Area Landscaping – Provision of native and naturalized landscaping and landscape buffers to reduce the dominance of the parking areas pursuant to Chapter 30 of the TRPA Code of Ordinances. Landscaping should break up large expanses of pavement and parked cars. Parking should be provided in rear or side yards of buildings where feasible.  Signs – Bring signs into compliance with Chapter 38of the TRPA Code of Ordinances. Use of coordinated system of signs that minimizes competition of between signs and their contrast with the natural environment.
 Landscaping – Provide substantial landscape treatments around all structures to soften building contours, reduce the amount of paved or bare dirt areas, and provide visual transition. Landscape should be provided to eliminate building frontages that abut sidewalk or roadway that currently have no landscape treatment.  Satellite Dish Antennae – Site satellite dish antennae so that they are not visible from public rights-of-way or screened as required under Chapter 36 of the TRPA Code of Ordinances.  Lighting – Night lighting should be done in a selective fashion and not exceed the amount of light actually required by users and viewers.

Roadway Unit 36A – Airport Area
The SQIP identifies that development along US 50 in the southern portion of the Tahoe Valley plan area needs to be improved by upgrading the architectural quality, compatibility with the natural surroundings and upgrading existing signs. The SQIP makes the following recommendations:
 Design Quality – The architectural style should consist of design solutions that are compatible with the natural environment and contribute to the character and quality of the built environment. Building materials and colors should be complementary with the surrounding and man-made and natural environments (e.g., use of wood-siding, wood shakes, stone, bricks, etc.). Color should be subdued and not garish, with natural colors being preferable.
 Parking Area and Landscaping – Encourage the use of shared driveways, parking areas and limit the extent of parking. Provision of native and naturalized landscaping and landscape buffers to reduce the dominance of the parking areas pursuant to Chapter 36 of the TRPA Code of Ordinances. Landscaping should break up large expanses of pavement and parked cars.
 Signs – Bring signs into compliance. Use of coordinated system of signs that minimizes competition of between signs and their contrast with the natural environment.  Utility Lines – Underground overhead utility lines where possible.  Landscaping – Provide substantial landscape treatments around all structures to soften 1442
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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 building contours, reduce the amount of paved or bare dirt areas, and provide visual transition. Landscape should be provided to eliminate building frontages that abut sidewalk or roadway that currently have no landscape treatment.
 Satellite Dish Antennae – Site satellite dish antennae so that they are not visible from public rights-of-way or screened as required under Chapter 36 of the TRPA Code of Ordinances.

As described in Question 3 (CEQA Checklist IC) above, the Tahoe Valley Area Plan includes detailed design standards that ensure that the built environment complements the natural appearing landscape in the Tahoe Region while improving the quality of life, promoting livability, sustainability and walkability. The Area Plan specifically regulates building form, materials and colors to avoid bulky and “box-like appearance, to promote materials and colors that blend with the natural setting, to reduce glare and reflectivity, and preserve views of the lake, ridgelines and meadows. Application of these standards for redevelopment of dilapidated structures, for the development of new structures, in conjunction with site design standards to protect viewsheds and minimize impact on adjacent residential areas, is expected to improve the visual quality and character of the Tahoe Valley plan area. This change in visual quality and character is not expected to adversely affect the scenic quality ratings for individual resources but would improve scenic conditions resulting in threshold gains in the three roadway units along SR 89 and US 50 identified for scenic quality improvement by the TRPA. The TRPA 2019 Thresholds Report identifies that while these roadway units are in non-attainment they have had some improvements associated with recent development improvements along SR 89 in Roadway Unit 1, including new curbs, sidewalks, and bike paths have resulting in a score increase of one point for the unit’s road structure. Roadway Unit 35 (US 50 south and east of the “Y”) also increased by one point due to new sidewalks, natural rock walls, building upgrades, and redevelopment. Roadway Unit 36A, along US 50 south of Unit 35, did not change. TRPA’s threshold analysis notes recent, but limited redevelopment in this area of the Tahoe Valley area plan.

Thus, implementation of specific projects within the new boundaries of the Tahoe Valley Area Plan is not likely to result in adverse impacts on views from any state or federal highway, and will have less than significant impact on views from Pioneer Trail or Lake Tahoe.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

6. Would the Project be visible from any public recreation area or TRPA designated bicycle trail? (TRPA 18b)
A review of the 1993 Lake Tahoe Basin Scenic Resource Evaluation indicates that there are two designated bicycle trails in the Tahoe Valley plan area. The Tahoe Valley Route and the Tahoe Valley to City of South Lake Tahoe City Limits.

The Tahoe Valley Route serves uses located south and east of US 50. The route is a bike lane along Helen Avenue from Winnemucca Street southwest to Fourth Street. This route passes through a wooded residential neighborhood area and connects to the Factory Store at the Y intersection, then south along Melba Street to C Street. The scenic quality of the route overall is relatively low and natural views are primarily of scattered forest vegetation, and a few views southwest to the mountain backdrops (1993 Scenic Resource Evaluation, p. 391).

The Tahoe Valley to City of South Lake Tahoe City Limits is a Class II lane that runs from the Y intersection along SR 89 north to the city limits. This lane travels through intense commercial development located within the area plan that reduces the scenic quality of the segment. The only scenic views are of 1443
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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 scattered forest vegetation interspersed between buildings and parking lots.

As set forth in detail above (CEQA Checklist item 1a through 1d), any proposed project within the Area Plan is not likely to affect scenic views from recreation areas or from designated bike paths or contribute to their degradation as a result of protective standards incorporated into the Tahoe Valley Area Plan to prohibit structures from protruding above the existing forest canopy and implementation of design standards to promote building design that complement the natural setting.

Projects resulting from implementation of the Tahoe Valley Area Plan would involve development and redevelopment consistent with the Area Plan’s Development and Design Standards and Chapter 66 of the TRPA Code that would prohibit buildings to protrude above the forest canopy or ridgeline, include sitespecific design features that minimize ground disturbance, incorporate screening, use of earth tone colors, materials and architectural style that complements the Tahoe landscape. Thus, implementation of specific projects under the Tahoe Valley Area Plan is not likely to result in impacts to views from any public recreation area or TRPA designated bicycle trails. All projects would comply with TRPA Code provisions and the Tahoe Valley Development and Design Standards, which would result in generally improved scenic conditions in the Tahoe Valley plan area. Thus, this impact is less than significant.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

7. Would the Project block or modify an existing view of Lake Tahoe or other scenic vista seen from a public road or other public area? (TRPA 18c) As discussed above in Question 1 (CEQA Checklist 1a) and 6, the project area contains scenic vistas from the public roadway and is also visible from offsite public recreation areas. The design standards included in the Tahoe Valley Area Plan apply to the construction of new development and redevelopment projects.

These projects could include new structures and introduce new massing that would modify views of existing scenic vistas. However, there will be no changes to design standards that would allow development to block or modify an existing resource or result in a significant impact. The current Area Plan includes protective measures prohibiting buildings from projecting above the forest canopy, ridge lines, or otherwise detracting from the view shed and the scenic quality findings of the TRPA Code of Ordinances must be made for any project granted additional height (see Question 1, CEAQ Checklist 1a discussion). Moreover, as discussed in Question 3 (CEQA Checklist Ic), projects are required to implement the Area Plan’s design standards to ensure compatibility with the natural environment. Thus, implementation of specific projects under the amended Tahoe Valley Area Plan is not likely to result in obstructed views to and from scenic resources, recreation areas, bike trails, and public roadways. All projects would comply with TRPA Code provisions and the Tahoe Valley Development and Design Standards, which would result in generally improved scenic conditions in the Tahoe Valley plan area. Thus, this impact is less than significant.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None

8. Would the Project be inconsistent with the height and design standards required by the applicable ordinance or Community Plan? (TRPA 18d)
Height: The Tahoe Valley Area Plan Amendments include several changes to the existing adopted maximum building height standards of the area plan, including new parcels added to several existing zoning 1444
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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 districts and elimination of the maximum building story limits. One parcel (APN 023-081-011) is proposed to be relocated from the Town Center Gateway District to the Town Center Core District and thus would qualify for additional height from 36 feet to 45 feet. However, the increase in height is not expected to have new impacts given the small area and the application of the Tahoe Valley Area Plan Design and Development Standards that prohibit buildings from protruding above the forest canopy or ridgeline, and require site-specific design features that minimize ground disturbance, screening, use of earth tone colors, materials and architectural style that complements the Tahoe landscape. Thus, this impact is less than significant.

Density: The Tahoe Valley Area Plan Amendments would incorporate parcels currently located in PAS 111 and PAS 114 and would permit a maximum of 25 units per acre for multi-dwelling residential uses. In the Core, Mixed Use Corridor, and Gateway Town Center Districts, the maximum density for multiple family dwellings shall be increased from 25 to 65 units per acre. Each of these parcels are either immediately adjacent to US 50 or immediately adjacent to parcels contiguous to US 50. The increase in density standards may result in increased bulk and mass visible from the scenic roadway corridor and from adjacent residential plan areas. However, as described in Impact 5.12.2-2 above, the Tahoe Valley Area Plan incorporates design standards such as setbacks from the scenic roadway corridor and from property lines, step-backs for structures over two stories, and architectural treatment to ensure that scenic views and vista, and community character are not impacted. Application of these design standards would serve to reduce the overall impact of massing that may result from the proposed increase in density. Specifically, the Tahoe Valley Area Plan standards require structures fronting along the US 50 and SR 89 to be set back 25 feet from the edge of curb and for third stories to be setback 10 feet from the second story facade. For structures that are located adjacent to residential areas, the Tahoe Valley Area Plan standards require any portion of a structure exceeding 25 feet to be stepped-back at a ratio of 1:1. Other standards to reduce the impact of increased bulk and mass include building design and articulation standards to avoid bulky and “box-like” appearance and building materials that mimic the natural mountain setting. This includes incorporating natural, and natural-appearing materials and colors, using earth-tone colors, and incorporating building facade articulation such as projections, recesses, dormers, or cornices to create visual interest. The design standards are consistent with TRPA’s scenic quality and community design goals to enhance the natural features of the region while enhancing the quality of the built environment and are not in conflict with City or TRPA design standards. Thus, this impact is less than significant.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

9. Would the Project be inconsistent with the TRPA Scenic Quality Improvement Program (SQIP) or Design Review Guidelines? (TRPA 18e)
The TRPA Scenic Quality Improvement Program has been developed as a part of the TRPA Regional Plan to provide a program for implementing physical improvements to the built environment in the Tahoe Basin in order to assist in the attainment of scenic quality thresholds. The program specifically addresses scenic resources for the 23 roadway and 4 shoreline landscape units that do not meet scenic quality thresholds.

This includes roadway units 1 (Tahoe Valley), 35 (Al Tahoe), and 36 (Airport Area) that are within the Tahoe Valley plan area.

All three segments are in need of improvement and have been designated as restoration areas by the SQIP.

The SQIP promotes restoration of disturbed areas and requires that visual quality ratings be maintained and that non-attainment areas improve. Therefore, future area plan development applications that degrade existing scenic quality ratings would constitute a significant impact. 1445
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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 evaluation presented above for Questions 1 through 7 (CEAQ Checklist 1a through 1d) concludes that while implementation the Tahoe Valley Area Plan would allow for construction of new development and redevelopment projects and result in visibility of new or redeveloped man-made features, the changes would not exceed significance standards when the design standards and protective measures of the Area Plan are implemented.

Due to the fact that the three roadway units are in still in need of improvement (TRPA Threshold Evaluation 2019), the SQIP planning recommendations for improving the scenic quality in the roadway segments are required during project review by the TRPA Code of Ordinances (Section 36.4). Recommendations are set forth in detail above. Thus, this impact is less than significant.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

10. Would the Project include new or modified sources of exterior lighting? (TRPA 7a) See discussion and analysis for Question 4, which concludes the level of impact is less than significant.

Environmental Analysis: Less than a Significant Impact.

Required Mitigation: None.

11. Would the Project create new illumination, which is more substantial than other lighting, if any, within the surrounding area? (TRPA 7b)
See discussions and analyses and for Question 4 and Question 8 above, which concludes the level of impact is less than significant.

Environmental Analysis: Less than a Significant Impact.

Required Mitigation: None.

12. Would the Project cause light from exterior sources to be cast off-site or onto public lands? (TRPA 7c)
See discussions and analyses for Question 4 and Question 8, which concludes the level of impact is less than significant.

Environmental Analysis: Less than a Significant Impact.

Required Mitigation: None.

13. Would the Project create new sources of glare through the siting of the improvements or through the use of reflective materials? (TRPA 7d)
See discussion and analysis for Question 4, which concludes the level of impact is less than significant.

Environmental Analysis: Less than a Significant Impact.

Required Mitigation: None.
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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

5.4.4 Agriculture and Forestry Resources
This section presents the analyses for potential impacts to agriculture and forestry resources. Some TRPA checklist items concern impacts to vegetation, which are addressed in Section 5.4.6, Biological Resources.

Table 12 identifies the applicable impacts, anticipated level of impact, and whether mitigation measures are required to reduce impacts to a less than significant level.

Table 12
Agriculture and Forestry Resources
CEQA Environmental
Checklist Item
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Measures
Less Than
Significant
Impact
No Impact

14. Convert Prime Farmland,
Unique Farmland, or Farmland
of Statewide Importance, as
shown on the maps prepared
pursuant to the Farmland
Mapping and Monitoring
Program of the CA Resources
Agency, to a non-agricultural
use? (CEQA IIa)
X

15. Conflict with existing zoning
for agricultural use, or a
Williamson Act contract?
(CEQA IIb)
X

16. Conflict with existing zoning
for, or cause rezoning of, forest
land (as defined in Public
Resource Code section
12220(g), timberland (as
defined by Public Resource
Code section 4526) or
timberland zoned Timberland
Production (as defined by
Government Code section
51104(g))? (CEQA IIc)
X

17. Result in the loss of forest land
or conversion of forest land to
non-forest use? (CEQA IId)
X

18. Involve other changes in the
existing environment which,
due to their location or nature,
could result in conversion of
Farmland, to non-agricultural
use or conversion of forest land
to non-forest use? (CEQA IIe)
X
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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

14. Would the Project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to a non-agricultural use? (CEQA IIa) The Tahoe Valley Area Plan primarily consist of already developed land and is not located in an area identified as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, and therefore poses no impact to such lands.

Environmental Analysis: No Impact.

Required Mitigation: None.

15. Would the Project conflict with existing zoning for agricultural use, or a Williamson Act contract? (CEQA IIb)
The Tahoe Valley Area Plan creates no conflicts with zoning for agricultural use or a Williamson Act contract because no contracts exist within the project area. Thus, there is no impact.

Environmental Analysis: No Impact.

Required Mitigation: None.

16. Would the Project conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resource Code section 12220(g), timberland (as defined by Public Resource Code section 4526) or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? (CEQA IIc)
The Tahoe Valley Area Plan conflicts with no zoning of and causes no rezoning of forest land, timberland or timberland zoned Timberland Production. Thus, there is no impact.

Environmental Analysis: No Impact.

Required Mitigation: None.

17. Would the Project result in the loss of forest land or conversion of forest land to non-forest use? (CEQA IId)
The loss of substantial forest land, defined above for Question 16, or conversion of forest land to non- forest use creates a significant impact if appropriate permits are not obtained.

See discussion and analysis for Question 16 which concludes no impacts to forest land are anticipated with implementation of the Tahoe Valley Area Plan.

Environmental Analysis: No Impact
Required Mitigation: None.
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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

18. Would the Project involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use? (CEQA IIe)
See discussions and analyses for Questions 15, 16 and 17, which conclude no impacts to farmland and forest land.

Environmental Analysis: No Impact.

Required Mitigation: None.
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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

5.4.5 Air Quality
This section presents the analyses for potential impacts to air quality. Table 13 identifies the applicable impacts, anticipated level of impact, and whether mitigation measures are required to reduce impacts to a less than significant level.

Table 13
Air Quality
CEQA Environmental
Checklist Item
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Measures
Less Than
Significant
Impact
No Impact

19. Conflict with or obstruct
implementation of the
applicable air quality plan?
(CEQA IIIa)
X

20. Violate any air quality
standards or contribute
substantially to an existing or
projected air quality violation?
(CEQA IIIb)
X

21. Result in a cumulatively
considerable net increase of
any criteria pollutant for which
the project region is nonattainment under applicable
federal or state ambient air
quality standard (including
releasing emissions which
exceed quantitative thresholds
for ozone precursors)? (CEQA
IIIc)
X

22. Expose sensitive receptors to
substantial pollutant
concentrations? (CEQA IIId)
X

23. Create objectionable odors
affecting a substantial number
of people? (CEQA IIIe)
X
TRPA Initial Environmental
Checklist Item Yes No, With Mitigation
Data
Insufficient No

24. Substantial air pollutant
emissions? (TRPA 2a) X

25. Deterioration of ambient
(existing) air quality? (TRPA
2b) X

26. Creation of objectionable
odors? (TRPA 2c) X
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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

27. Alteration of air movement,
moisture or temperature, or
any change in climate, either
locally or regionally? (TRPA
2d)
X, LTS

28. Increased use of diesel fuel?
(TRPA 2e) X, LTS

19. Would the Project conflict with or obstruct implementation of the applicable air quality plan? (CEQA IIIa)
The Tahoe Valley Area Plan Amendments would not alter, revise, conflict with or obstruct the regulations pertaining to air quality. Consistent with existing conditions, subsequent projects that could occur under the Tahoe Valley Area Plan would be subject to subsequent environmental review and permitting, and would be required to comply with Chapter 65 of the TRPA Code. Chapter 65 includes provisions that apply to direct sources of air pollution in the Tahoe region, including certain motor vehicles registered in the region, combustion heaters installed in the region, open burning, stationary sources of air pollution, and idling combustion engines.

TRPA’s Regional Transportation Plan 2020 Linking Tahoe (RTP) includes an analysis of its conformity with the California State Implementation Plan in to ensure that the RTP remains consistent with State and local air quality planning efforts to achieve and/or maintain the National Ambient Air Quality Standards (NAAQS). Also see response to Question 20 below.

The El Dorado County Air Quality Management District (AQMD) is the agency primarily responsible for ensuring that national and state air quality standards are not exceeded and that air quality conditions are maintained through a comprehensive program of planning, regulation, enforcement, technical innovation, and promotion of the understanding of air quality issues. The clean air strategy of the AQMD includes, but is not limited to, preparing plans for the attainment of ambient air quality standards, adopting and enforcing rules and regulations concerning sources of air pollution, issuing permits for stationary sources of air pollution, inspecting stationary sources of air pollution and responding to citizen complaints, monitoring ambient air quality and meteorological conditions, and implementing programs and regulations required by the federal Clean Air Act and the California Clean Air Act. The Tahoe Valley Area Plan Amendments would not alter, conflict or obstruct implementation of the AQMD rules, regulations, or permitting requirements.

Environmental Analysis: No Impact.

Required Mitigation: None.

20. Would the Project violate any air quality standards or contribute substantially to an existing or projected air quality violation? (CEQA IIIb) The Tahoe Valley Area Plan Amendments would not alter or revise the regulations pertaining to air quality.

Consistent with existing conditions, subsequent projects that could occur under the Tahoe Valley Area Plan would be subject to subsequent environmental review and permitting, and would be required to comply with Chapter 65 of the TRPA Code. Chapter 65 includes provisions that apply to direct sources of air pollution in the Tahoe region, including certain motor vehicles registered in the region, combustion heaters 1451
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 65

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 installed in the region, open burning, stationary sources of air pollution, and idling combustion engines.

The Lake Tahoe Air Basin is in attainment or designated unclassified for all National Ambient Air Quality Standards (NAAQS) and is in attainment or designated unclassified for all California ambient air quality standards (CAAQS) except ozone and PM10 (Table 15). Implementation of subsequent projects under the Tahoe Valley Area Plan has the potential to produce substantial air pollutant emissions during project construction and operation, as discussed below.

Short-Term Construction Emissions
Subsequent development and redevelopment projects that could occur under the Tahoe Valley Area Plan would involve construction and construction emissions. Construction emissions are described as short- term or temporary in duration. ROG and NOx (ozone precursors) emissions are primarily associated with gas and diesel equipment exhaust and the application of architectural coatings. Fugitive dust emissions (PM10 and PM2.5) are primarily associated with site preparation and vary as a function of such parameters as soil silt content, soil moisture, wind speed, acreage or disturbance area, and vehicle travel by construction vehicles on- and off-site.

Although the details of projects are not known at this time, implementation of subsequent projects under the Tahoe Valley Area Plan would involve construction that would result in the temporary generation of ozone precursor and fugitive dust emissions from site preparation; off-road equipment, material import/export, worker commute exhaust emissions; paving; and other miscellaneous activities. Typical construction equipment associated with development and redevelopment projects includes dozers, graders, excavators, loaders, and trucks. Construction emissions associated with subsequent projects under the Tahoe Valley Area Plan have the potential to be substantial such that they could violate or contribute substantially to an existing or projected air quality violation, and/or expose sensitive receptors to substantial pollutant concentrations.

As part of mitigation from the City General Plan EIR (CSLT 2010, p. 4.5-33), the City adopted Policy NCR-5.10 as part of the General Plan (CSLT 2011, p. NCR-9) to address short-term construction emissions.

Furthermore, the Area Plan also incorporates Policy NCR-8.1 to address short-term construction emissions (Tahoe Valley Area Plan 2015, Natural and Cultural Resources Section), which includes measures to reduce construction-generated emissions to the extent feasible on a project-specific basis. Such measures may include, but are not limited to, the following:
 Implement measures recommended by the El Dorado County Air Quality Management District;  Prohibit open burning of debris from site clearing unless involved with fuels reduction project;  Restriction of idling of construction equipment and vehicles;  Apply water to control dust as needed to prevent dust impacts offsite; and  Utilize low emission construction equipment and/or fuels and use existing power sources (e.g., power poles), wherever feasible.

Long-Term Operational Emissions
Subsequent development and redevelopment projects that could occur under the Tahoe Valley Area Plan could affect regional air quality and could create localized exposure to carbon monoxide (CO) emissions. 1452
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 66

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 Consistent with the Regional Plan and the General Plan, the Area Plan seeks to accommodate the expected growth in a way that improves traffic flow and mobility of residents and visitors to the Tahoe Valley area, and reduces localized traffic congestion and related CO concentrations. Based on the traffic analysis in the Regional Plan (TRPA 2012a, p. 3.4-22 through 3.4-26) and the General Plan (CSLT 2010, p. 4.5-42 through

4.5-43), estimated mobile-source CO emissions associated with the Regional Plan and the General Plan would not conflict with or obstruct regional CO maintenance efforts. Similarly, because the Tahoe Valley Area Plan expected growth and estimated mobile-source CO emission falls within that estimated for the General Plan and the Regional Plan, it too would not impede CO maintenance efforts.

With respect to localized CO impacts, the Transportation Project-Level Carbon Monoxide Protocol (Garza et al. 1997) states that signalized intersections that operate at an unacceptable level of service (LOS) represent a potential for a CO violation, also known as a “hot spot.” Thus, an analysis of CO concentrations is typically recommended for receptors located near signalized intersections that are projected to operate at LOS E or F. According to the traffic analysis prepared for the RPU EIS, signalized intersections in the Basin under the Regional Plan, including those within the Tahoe Valley Area Plan, measured in 2035 would operate at an acceptable LOS (i.e., LOS D or better) (TRPA 2012a, p. 3.4-37). According to the traffic analysis prepared for the General Plan EIR, signalized intersections within the City limits under the General Plan, including those within the Tahoe Valley area measured in 2030 would operate at an acceptable LOS of D or better (CSLT 2010, p. 4.4-13).

Primarily affected intersections are not projected to operate at unacceptable levels of service (i.e., LOS E or worse) (LSC 2014) with implementation of the Tahoe Valley Area Plan. Given that the project would not contribute to unacceptable levels of service at primarily affected intersections, a detailed analysis of the project’s contribution to localized mobile source CO concentrations would not be required. The project’s contribution to localized CO concentrations would be considered less than significant. The Tahoe Valley Area Plan would not result in a substantial increase in the severity of air quality impacts beyond that associated with the development potential under both the City General Plan and TRPA Regional Plan and what was disclosed in and analyzed in their associated environmental documents. (TRPA 2012c, pgs. 3.4- 36 – 3.4-38 and CSLT 2010, pgs. 4.5-42 – 4.5-43.)
Because the Tahoe Valley Area Plan is within the scope of what was envisioned in the General Plan and the Regional Plan, it too would not cause signalized intersections to operate at unacceptable levels.

Therefore, traffic volumes would not be heavy enough to result in a CO “hot spot”. For this reason, and based on the fact that CO emission factors would be reduced substantially (due to increasingly cleaner fuels and vehicles) over the planning period, the Tahoe Valley Area Plan would not result in congestion at intersections that would result in a violation of a CO air quality standard, contribute substantially to an existing or projected air quality violation, or expose sensitive receptors to substantial pollutant concentrations. Moreover, a traffic analysis was specifically prepared for the 2015 Tahoe Valley Area Plan.

The resulting intersection volumes were evaluated using the Synchro (version 8.0) software package, which is based upon the Highway Capacity Manual methodologies (Transportation Research Board, 2010). The analysis concluded that all signalized intersections are found to attain LOS standards as follows:

1. US 50/SR 89 Y: LOS C

2. US 50/Third St:LOS B

3. US 50/Tahoe Keys Blvd: LOS B
With respect to other regional criteria air pollutants (ozone precursors, PM10, and PM2.5), consistent with the Regional Plan, subsequent projects that may occur under the Tahoe Valley Area Plan may include development and redevelopment projects that could generate long-term operational emissions, including mobile and area source emissions.
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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 Based on the results of the emissions modeling conducted in support of the RPU EIS, RTP EIR/EIS, and the 2015 Tahoe Valley Area Plan (see Table 14), emissions of ozone precursors, CO in the Basin would be expected to decrease substantially by 2035. This can be explained by the fact that vehicle emissions standards would be improved substantially over the next 20 years, the increased use of electric vehicles, and limited development could occur within the Tahoe Basin. Any additional population growth and associated increase in operational ozone precursor emissions in the Basin would be more than offset by more stringent vehicle emissions standards, fuel economy standards, and truck and bus emission rules, over the planning period (TRPA 2012a, p. 3.4-33).

Emissions of PM10 and PM2.5 were projected to increase slightly by 2035 (approximately 4 tons per year (TPY) or 21 lb/day and 3 TPY or 14 lb/day, respectively). However, Section 65.1.4 of the TRPA Code requires that only wood stoves that meet EPA emissions standards would be installed and would allow air quality mitigation fees to be used for regional projects, which could include incentives to remove nonconforming stoves. These proposed changes would be expected to continue the existing trend of decreasing PM emissions in the Region over the planning period.

Table 14
Predicted Tahoe Valley Area Plan Operations-Related Criteria Pollutant and Precursor Emissions (lbs/day)
Operational Activities
Reactive
Organic
Gases
(ROG)
Nitrogen
Oxide
(NOX)
Carbon
Monoxide
(CO)
Sulfur
Dioxide
(SO2)
Coarse
Particulate
Matter
(PM10)
Fine
Particulat
e Matter
(PM2.5)
Summer Emissions – Pounds per Day (Maximum)
Area Source 13.46 0.35 30.91 0.00 0.62 0.61
Energy 0.08 0.69 0.31 0.00 0.05 0.05
Mobile Source 25.88 17.34 92.81 0.18 11.88 3.31
Subtotal 39.43 18.40 124.04 0.18 12.47 3.98
Removal of Existing
Lodging Units1 -22.40 -11.37 -54.07 -0.11 -6.63 -1.95
Total 17.03 7.03 69.97 0.07 5.84 2.03
Winter Emissions – Pounds per Day (Maximum)
Area Source 13.46 0.35 30.91 0.00 0.62 0.61
Energy 0.08 0.69 0.31 0.00 0.05 0.05
Mobile Source 33.35 19.25 121.79 0.18 11.80 3.31
Subtotal 46.90 20.30 153.02 0.18 12.47 3.98
Removal of Existing
Lodging Units1 -26.55 -12.44 -71.15 -0.11 -6.63 -1.95
Total 20.35 7.86 81.87 0.07 5.84 2.03
EDCAQMD Potentially
Significant Impact
Threshold2
82 pounds/day
82 pounds/day — — — —
TRPA Potentially
Significant Impact
Threshold3
125.7
pounds/day

24.2 pounds/day
220.5
pounds/day

13.2 pounds/day

22.0 pounds/day —
Exceed EDCAQMD
Threshold? No No No No No No
Exceed TRPA
Threshold? No No No No No No
Source: CalEEMod version 2013.2.2.
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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 Because the Tahoe Valley Area Plan Amendment is required to be consistent with the Regional Plan, continued implementation of the Tahoe Valley Area Plan, as amended would also be expected to result in a substantial long-term reduction in emissions of ozone precursors and CO. Because the increase in emissions of PM associated with build- out of the entire Regional Plan would be below the project-level increment considered significant by TRPA (82 lb/day), the Tahoe Valley Area Plan would not be anticipated to lead to nonattainment of national standards. Thus, this impact would be less than significant.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

21. Would the Project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (CEQA IIIc)
The Region is designated by CAAQS as non-attainment for Ozone and PM10, as presented in Table 15. A significant cumulative impact results if the Project causes an increase in PM10 and Ozone.

Table 15
Attainment Status of Criteria Pollutants in the Lake Tahoe Air Basin Pollutant National
Designation1
State
Designation2
Threshold Indicator
Reporting Category3
TRPA
Designation3
Ozone Unclassified/
Attainment
Nonattainment
Highest 1-Hour Average
Concentration
At or somewhat
better than target
Highest 8-Hour Average
Concentration
Somewhat worse
than target
3-Year Average of 4th Highest
Concentration
At or somewhat
better than target
Oxides of Nitrogen Emissions At or somewhat
better than target
Particulate
Matter –
Coarse (PM10)
Unclassified Nonattainment
Highest 24-Hour Average PM10
Concentration
Somewhat worse
than target
Annual Average PM10
Concentration Unknown
Particulate
Matter – Fine
(PM2.5)
Unclassified/
Attainment Attainment
3-Year Average of 98th
Percentile 24-Hour PM2.5
Concentration
Considerably
better than target
Annual Average PM2.5
Concentration
Considerably
better than target
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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 Carbon
Monoxide
Unclassified/
Attainment Attainment
1-Hour Carbon Monoxide
Standard
Considerably
better than target
8-Hour Carbon Monoxide
Standard
Considerably
better than target
Winter Traffic Volumes Considerably
better than target
Nitrogen
Dioxide Unclassified/
Attainment
Attainment Nitrate Deposition Implemented
Vehicle Miles Traveled Insufficient Data
Sulfur Dioxide Unclassified/
Attainment Attainment No Standard No Designation
Odor No
Designation
No
Designation Non-Numerical Standard Implemented
Visibility
Reducing
Particles
No
Designation Unclassified
Regional Visibility 50th
Percentile
Considerably
better than target
Regional Visibility 90th
Percentile
At or somewhat
better than target
Subregional Visibility 50th
Percentile Considerably better
than target
Subregional Visibility 90th
Percentile Considerably better
than target
Lead Unclassified/
Attainment
Attainment No Designation
Hydrogen
Sulfide
No
Designation Unclassified No Designation
Sulfates No
Designation Attainment No Designation
Sources: 1CARB 2022b; 2CARB 2022a; 3TRPA 2019 Threshold Dashboard https://ww2.arb.ca.gov/resources/documents/maps-state-and-federal-area-designations In the Lake Tahoe Region, these pollutants relate to automobile use and potential impacts measured with VMT calculations. No single project is sufficient in size to, by itself; result in nonattainment of ambient air 1456
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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 quality standards. Instead, a project’s individual emissions contribute to existing cumulatively significant adverse air quality impacts.

With respect to ozone precursors and PM10, consistent with the Regional Plan, subsequent projects that may occur under the Tahoe Valley Area Plan may include development and redevelopment projects that could generate long-term operational emissions, including mobile and area source emissions.

Based on the results of the emissions modeling conducted in support of the RPU EIS and RTP EIR/EIS, emissions of ozone precursors in the Basin would be expected to decrease substantially by 2035. This can be explained by the fact that vehicle emissions standards would be improved substantially over the next 20 years, and limited development could occur within the Tahoe Basin. Any additional population growth and associated increase in operational ozone precursor emissions in the Basin would be more than offset by more stringent vehicle emissions standards, fuel economy standards, and truck and bus emission rules, over the planning period (TRPA 2012a, p. 3.4-33 and TMPO 2012, p. 3.4-331).

Emissions of PM10 and PM2.5 were projected to increase slightly by 2035 (approximately 4 tons per year (TPY) or 21 lb/day). However, Section 65.1.4 of the TRPA Code requires that only wood stoves that meet EPA emissions standards would be installed and would allow air quality mitigation fees to be used for regional projects, which could include incentives to remove non-conforming stoves. Furthermore, the City General Plan Policy NCR-8.11 requires that all feasible El Dorado County Air Quality Municipal District (EDCAQMD) recommended measures to reduce operational emissions of criteria pollutants be incorporated into project design and that all projects demonstrate compliance with TRPA’s air quality mitigation program at the time of project consideration. These requirements would be expected to continue the existing trend of decreasing PM emissions in the Region over the planning period.

Because the Tahoe Valley Area Plan is required to be consistent with the Regional Plan, continued implementation of the Tahoe Valley Area Plan as amended would also be expected to result in a substantial long-term reduction in emissions of ozone precursors. Because the increase in emissions of PM associated with build-out of the entire Tahoe Valley area would be below the project-level increment considered significant by TRPA (82 lb/day), the Tahoe Valley Area Plan would not be anticipated to lead to nonattainment of national standards, and so will have a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

22. Would the Project expose sensitive receptors to substantial pollutant concentrations? (CEQA IIId)
Typical sensitive receptors include residences, hospitals, and schools. There are three schools within a mile of the Tahoe Valley area (South Tahoe High School, Tahoe Valley Elem School and South Tahoe Middle School), and there is one hospital within the Tahoe Valley Area Plan. The Area Plan is surrounded on the west, north and northeast by residential neighborhoods.

Short-Term Construction Emissions
Subsequent development and redevelopment projects that could occur under the Tahoe Valley Area Plan would involve construction and construction emissions. Construction emissions are described as short- term or temporary in duration. ROG and NOx (ozone precursors) emissions are primarily associated with gas and diesel equipment exhaust and the application of architectural coatings. Fugitive dust emissions (PM10 and PM2.5) are primarily associated with site preparation and vary as a function of such parameters 1457
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 71

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 as soil silt content, soil moisture, wind speed, acreage or disturbance area, and vehicle travel by construction vehicles on- and off-site.

Although the details of projects are not known at this time, continued implementation of subsequent projects under the Tahoe Valley Area Plan as amended would involve construction that would result in the temporary generation of ozone precursor and fugitive dust emissions from site preparation; off-road equipment, material import/export, worker commute exhaust emissions; paving; and other miscellaneous activities. Typical construction equipment associated with development and redevelopment projects includes dozers, graders, excavators, loaders, and trucks. Construction emissions associated with subsequent projects under the Tahoe Valley Area Plan have the potential to be substantial such that they could violate or contribute substantially to an existing or projected air quality violation, and/or expose sensitive receptors to substantial pollutant concentrations.

As part of mitigation from the City General Plan EIR (CSLT 2010, p. 4.5-33), the City adopted Policy NCR-5.10 as part of the General Plan (CSLT 2011, p. NCR-9) to address short-term construction emissions.

Furthermore, the Area Plan also incorporates Policy NCR-8.1 to address short-term construction emissions (Tahoe Valley Area Plan 2015, p. 71), which includes measures to reduce construction-generated emissions to the extent feasible on a project-specific basis. Such measures may include, but are not limited to, the following:
 Implement measures recommended by the El Dorado County Air Quality Management District;  Prohibit open burning of debris from site clearing unless involved with fuels reduction project;  Restriction of idling of construction equipment and vehicles;  Apply water to control dust as needed to prevent dust impacts offsite; and  Utilize low emission construction equipment and/or fuels and use existing power sources (e.g., power poles), wherever feasible.

Long-Term Operational Emissions
Subsequent development and redevelopment projects that could occur under the Tahoe Valley Area Plan could affect regional air quality and could create localized exposure to carbon monoxide (CO) emissions.

Consistent with the Regional Plan and the General Plan, the Area Plan seeks to accommodate the expected growth in a way that improves traffic flow and mobility of residents and visitors to the Tahoe Valley area, and reduces localized traffic congestion and related CO concentrations. Based on the traffic analysis in the Regional Plan (TRPA 2012a, pp. 3.4-22 through 3.4-26) and the General Plan (CSLT 2010, pp. 4.5-42 through 4.5-43), estimated mobile-source CO emissions associated with the Regional Plan and the General Plan would not conflict with or obstruct regional CO maintenance efforts. Similarly, because the Tahoe Valley Area Plan expected growth and estimated mobile-source CO emission falls within that estimated for the General Plan and the Regional Plan, it too would not impede CO maintenance efforts.

With respect to localized CO impacts, the Transportation Project-Level Carbon Monoxide Protocol (Garza et al. 1997) states that signalized intersections that operate at an unacceptable level of service (LOS) represent a potential for a CO violation, also known as a “hot spot.” Thus, an analysis of CO concentrations is typically recommended for receptors located near signalized intersections that are projected to operate at LOS E or F. According to the traffic analysis prepared for the RPU EIS, signalized intersections in the Basin under the Regional Plan, including those within the Tahoe Valley Area Plan, measured in 2035 would 1458
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 72

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 operate at an acceptable LOS (i.e., LOS D or better) (TRPA 2012a, p. 3.4-37). According to the traffic analysis prepared for the General Plan EIR, signalized intersections within the City limits under the General Plan, including those within the Tahoe Valley area measured in 2030 would operate at an acceptable LOS of D or better (CSLT 2010, p. 4.4-13).

Primarily affected intersections are not projected to operate at unacceptable levels of service (i.e., LOS E or worse) (LSC 2014) with implementation of the Tahoe Valley Area Plan. Given that the project would not contribute to unacceptable levels of service at primarily affected intersections, a detailed analysis of the project’s contribution to localized mobile source CO concentrations would not be required. The project’s contribution to localized CO concentrations would be considered less than significant. The Tahoe Valley Area Plan would not result in a substantial increase in the severity of air quality impacts beyond that associated with the development potential under both the City General Plan and TRPA Regional Plan and what was disclosed in and analyzed in their associated environmental documents. (TRPA 2012c, pgs. 3.4- 36 – 3.4-38 and CSLT 2010, pgs. 4.5-42 – 4.5-43.)
Because the Tahoe Valley Area Plan, as proposed in the amendments, seeks to implement and is within the scope of what was envisioned in the General Plan and the Regional Plan, it too would not cause signalized intersections to operate at unacceptable levels (see Question 20 above). Therefore, traffic volumes would not be heavy enough to result in a CO “hot spot”. For this reason, and based on the fact that CO emission factors would be reduced substantially (due to increasingly cleaner fuels and vehicles) over the planning period, the Tahoe Valley Area Plan would not result in congestion at intersections that would result in a violation of a CO air quality standard, contribute substantially to an existing or projected air quality violation, or expose sensitive receptors to substantial pollutant concentrations.

With respect to other regional criteria air pollutants (ozone precursors, PM10, and PM2.5), consistent with the Regional Plan, subsequent projects that may occur under the Tahoe Valley Area Plan may include development and redevelopment projects that could generate long-term operational emissions, including mobile and area source emissions.

Based on the results of the emissions modeling conducted in support of the RPU EIS and RTP EIR/EIS, emissions of ozone precursors, CO in the Basin would be expected to decrease substantially by 2035. This can be explained by the fact that vehicle emissions standards would be improved substantially over the next 20 years, and limited development could occur within the Tahoe Basin. Any additional population growth and associated increase in operational ozone precursor emissions in the Basin would be more than offset by more stringent vehicle emissions standards, fuel economy standards, and truck and bus emission rules, over the planning period (TRPA 2012a, p. 3.4-33).

Emissions of PM10 and PM2.5 were projected to increase slightly by 2035 (approximately 4 tons per year (TPY) or 21 lb/day and 3 TPY or 14 lb/day, respectively). However, Section 65.1.4 of the TRPA Code requires that only wood stoves that meet EPA emissions standards would be installed and would allow air quality mitigation fees to be used for regional projects, which could include incentives to remove nonconforming stoves. These proposed changes would be expected to continue the existing trend of decreasing PM emissions in the Region over the planning period.

Because the Tahoe Valley Area Plan is required to be consistent with the Regional Plan, implementation of the Tahoe Valley Area Plan, as amended would also be expected to result in a substantial long-term reduction in emissions of ozone precursors and CO. Because the increase in emissions of PM associated with build- out of the entire Regional Plan would be below the project-level increment considered significant by TRPA (82 lb/day), the Tahoe Valley Area Plan is not anticipated to expose sensitive receptors to substantial pollutant concentrations, and so would have a less than significant impact. 1459
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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 Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

23. Would the Project create objectionable odors affecting a substantial number of people? (CEQA IIIe)
The occurrence and severity of odor effects depend on the nature, frequency, and intensity of the odor source, wind speed and direction, and the presence of sensitive receptors. Offensive odors rarely cause physical harm, but odors can be unpleasant and generate citizen complaints to regulatory agencies and local governments. Typical sensitive receptors include residences, hospitals, and schools. There is one hospital within the Tahoe Valley Area Plan and residences can be found within the boundary of the Area Plan and located in adjacent neighborhoods.

As a general matter, the types of land use development that pose potential odor problems include wastewater treatment plants, refineries, landfills, composting facilities and transfer stations. No such uses occupy the project area. The proposed uses in the Area Plan as listed in Appendix C of the Tahoe Valley Area Plan, are not characteristic of the types of uses that would result in the development of a major source of objectionable odor.

In the short-term, odor impacts occur from the use of diesel engines and asphalt concrete paving during construction. As stated in the discussion of short-term impacts to sensitive receptors under Question 22 above, these odors are both temporary and localized, affecting only the area immediately adjacent to the active construction area. Diesel exhaust emissions and asphalt concrete paving odors dissipate rapidly away from the source and cease upon completion of construction activities and would be addressed by the Chapter 65 of the TRPA Code idling restrictions and General Plan Policy NCR-5.10 and Tahoe Valley Area Plan Policy NCR-5-8.1. Thus, the implementation of the Tahoe Valley Area Plan does not result in substantial direct or indirect exposure of sensitive receptors to offensive odors, and so would have a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

24. Would the Project result in substantial air pollutant emissions? (TRPA 2a) This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore the analysis is tiered from and is consistent with the RPU EIS. The Tahoe Valley Area Plan would not alter or revise the regulations pertaining to air quality. Consistent with existing conditions, subsequent projects that could occur under the Tahoe Valley Area Plan would be subject to subsequent environmental review and permitting, and would be required to comply with Chapter 65 of the TRPA Code. Chapter 65 includes provisions that apply to direct sources of air pollution in the Tahoe region, including certain motor vehicles registered in the region, combustion heaters installed in the region, open burning, stationary sources of air pollution, and idling combustion engines.

The Lake Tahoe Air Basin is in attainment or designated unclassified for all national ambient air quality standards (NAAQS) and is designated a nonattainment area for the ozone and PM10 California ambient air quality standards (CAAQS). Because the Tahoe Valley Area Plan incorporates measures similar to TRPA’s Mitigation Measure 3.4-2 to reduce emissions to the extent feasible, subsequent projects under the Tahoe Valley Area Plan amendments would not result in substantial air pollutant emissions during project construction and operation, as discussed below.
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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 See analyses for Questions 20 through 22 which concludes a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

25. Would the Project result in deterioration of ambient (existing) air quality? (TRPA 2b) See analyses for Questions 20 and 21 which concludes a less than significant impact and Questions 24, which concludes a less than significant to ambient air quality.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

26. Would the Project result in creation of objectionable odors? (TRPA 2c) See discussion and analysis for Question 23, which addresses the creation of objectionable odors and concludes a less than significant odor impact to short-term and long-term effects to sensitive receptors.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

27. Would the Project result in alteration of air movement, moisture or temperature, or any change in climate, either locally or regionally? (TRPA 2d) This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore the analysis is tiered from and is consistent with the RPU EIS. (TRPA 2012a, Chapter 3.5) Construction GHG Emissions
Subsequent development proposed within the Tahoe Valley Area Plan amendments would result in direct emissions of GHGs from construction. As noted in Section 6.4.5, Air Quality, the quantification of emissions resulting from future construction activities in the Tahoe Valley plan area is not possible due to project-level variability and uncertainties related to future individual projects. However, all construction projects can produce GHG emissions and all future development projects would be subject to various emission- reducing rules and regulations in effect at the time of construction. For example, City of South Lake Tahoe General Plan Policy NCR-5.10 and the Tahoe Valley Area Plan Policy NCR-8.1 requires that most discretionary projects implement all emission-reducing measures recommended by the EDCAQMD, prohibit the open burning of debris from site clearing, use low-emission construction equipment and/or fuels, and restrict idling of construction equipment or vehicles. Furthermore, all future development projects in the Tahoe Valley Area Plan would be required to analyze and mitigate of GHG emissions during development project review, pursuant to CEQA.

The City of South Lake Tahoe adopted policies for sustainable development and green buildings in the Land Use Element of the General Plan. Policies call for creating a sustainable and energy-efficient built environment as a key vision of the City. The same policy is also incorporated in the Tahoe Valley Area Plan (see Natural and Cultural Resources Policy NCR-2.1). The policies provide direction on strategies to achieve sustainable development practices. For instance, South Lake Tahoe General Plan Policy LU-9.1 1461
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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 states that the City will promote the use of sustainable construction in new housing units, commercial developments, and mixed‐ use centers, and Policy LU-9.2 states that the City will provide clear incentive for sustainable building practices.

As described above, TRPA has also implemented Mitigation Measure 3.4-2 of the TRPA Regional Plan Update EIS implementing construction best practices for air quality to reduce construction related GHG emission. Construction best practices are incorporated as standard conditions of approval for project permitting. For project review delegated to local jurisdictions, the local jurisdictions must also require the TRPA standard conditions of approval.

Construction-related GHG exhaust emissions would be generated by sources such as heavy-duty, off-road equipment, trucks hauling materials to the site, and worker commutes. Over the time span in which the Tahoe Valley Area Plan is redeveloped, exhaust emission rates of the construction equipment fleet in California are expected to decrease over time due to advancements in engine technology, retrofits, and turnover in the equipment fleet, which would result in increased fuel efficiency, potentially more alternatively fueled equipment, and lower levels of GHG emissions. In addition, existing programs to improve air quality in California, such as the Diesel Risk Reduction Plan, will result in cleaner technology for virtually all of California’s diesel engine fleets, including construction equipment. Measures implemented under these plans are likely to result in future fleets of construction equipment that are more efficient than existing fleets. For these reasons, levels of GHG emissions associated with construction activity are expected to decrease over time as new regulations are developed in response to AB 32.

Construction activities are temporary only. Future potential impacts from construction would be required to be analyzed and mitigated during development project review, pursuant to CEQA. Standards currently exist that reduce construction-generated GHG emissions. Therefore, the generation of construction GHG emissions is a less than significant impact.

Operational GHG Emissions
The Tahoe Valley Area Plan would also result in long-term regional GHG emissions associated with new vehicular trips and indirect source emissions, such as electricity usage for lighting. Table 16 presents estimated GHG emissions resultant from the 2015 Tahoe Valley Area Plan. Pursuant to City General Plan Policy NCR-5.11, the installation of wood-burning hearth devices in proposed residential dwelling units is prohibited. Therefore, the emissions projections presented in Table 16 account for the prohibition against wood-burning hearths.

Table 16
Operational Greenhouse Gas Emissions for Tahoe Valley Area Plan – Metric Tons per Year CO2e (Metric Tons per Year)
Area
Source Energy Mobile Solid Waste Water Total
Tahoe Valley Area
Plan 271 1,420 2,329 90 153 4,263
Source: Emissions modeled by PMC in 2015 using the CalEEMod computer program.

Notes: Emission estimates account for no residential hearths. Mobile source emissions derived from traffic 1462
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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 analysis prepared for the 2015 Tahoe Valley Area Plan.

As part of the 2015 Tahoe Valley Area Plan buildout assumptions, up to 193 existing lodging units were expected to be removed. The GHG emissions offsets projected from the removal of 193 existing lodging units equals 3,042 metric tons of CO2e.

As previously described, Mitigation Measure 3.5-1 of the TRPA Regional Plan Update EIS mandates TRPA to require, through TRPA-approved plans, project permitting, or projects/programs developed in coordination with local or other governments, that GHG emissions from project-specific construction and operational activities permitted pursuant to and in accordance with the Regional Plan are reduced to the maximum extent feasible. Therefore, it is anticipated that this process would be effective in substantially reducing GHG emissions.

TRPA is requiring each local jurisdiction to develop a GHG reduction strategy, using the Lake Tahoe Sustainability Action Plan as a guide in order to attain a 15 percent reduction below the existing emissions inventory for Area Plans. Accounting for the GHG emissions reduction associated with the removal of existing lodging units for operation would result in a 71 percent reduction under the proposed Tahoe Valley Area Plan. Therefore, the Tahoe Valley Area Plan would offset the contribution of GHG emissions greater than 15 percent. Other strategies included in the Tahoe Valley Area Plan that are intended to reduce GHG emission include the following:
 Sustainable Communities Strategy (TVAP Policies LU-8.1, T-6.1)  Green Building Standards (TVAP Policies NCR-2.1, H-3.2)  Green Building Incentives (TVAP Policy ED-1.3)
 Energy Efficiency (TVAP Policy H-3.1)
 Mobility and Connectivity (TVAP Policies LU-1.2, LU-1.5, LU-5.1, LU-5.2)  Pedestrian Facilities (TVAP Policies T-3.1, T-3.4, T-3.6, T-3.7)  Bicycle Facilities (TVAP Policies T-4.1, T-4.2)
 Transit Service (TVAP Policies T-5.1, T-5.2, T-5.3, T-5.4, T-5.6)  Recreation Access (TVAP Policy T-5.5)
 Redirection of Development (TVAP Policy H-1.5)
 Mixed-Use Development (TVAP Policies LU-2.1, LU-5.1, H-1.6, H-2.1, H-2.2) In addition, the City has adopted the Figtree PACE Financing Program to allow property owners in the City to voluntarily place assessment liens on their property for the purpose of installing renewable energy, energy efficiency, and water conservation improvements. The Figtree PACE Financing Program uses private capital to provide property owners with funding. By enrolling in the Figtree PACE Financing Program the City can offer PACE financing to property owners without impacting the City's budget.

TRPA has targeted the removal and replacement of woodstoves that do not meet current EPA Phase II certification requirements. A rebate program is projected to result in the replacement of 126 woodstoves.

Other actions taken include revising the Chapter 37, Design Standards of the TRPA Code of Ordinances to 1463
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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 remove unintended barriers to GHG-reducing projects such as roof top solar panels and vegetated roofs.

Impacts from buildout of the Tahoe Valley Area Plan, as amended, are considered to be less than significant as the Tahoe Valley Area Plan would not result in an increase in the severity of greenhouse gasrelated impacts beyond that associated with the development potential assumed under both the City General Plan and TRPA Regional Plan and what was disclosed and analyzed in their associated environmental documents. (TRPA 2012c, 3.5-15 – 3.5-25 and CSLT 2010, pp. 4.5-47 – 4.5-56.) Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

28. Would the Project result in increased use of diesel fuel? (TRPA 2e) This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore this analysis is tiered from and is consistent with the RPU EIS. (TRPA 2012a, Chapter 3.13.) Construction associated with subsequent projects under the Tahoe Valley Area Plan would require the use of diesel fuel for the operation of construction equipment. Certain specific projects that involve on-going truck deliveries or motorized vehicle use (such as snowmobile courses) as part of their operations could also increase gasoline and diesel fuel consumption relative to existing conditions.

From an air quality perspective, one of the primary concerns related to diesel fuel consumption is the resultant exposure of sensitive receptors to emissions of toxic air contaminants (TACs) that can occur during both the construction and operational phases of a project.

The construction of subsequent projects under the Tahoe Valley Area Plan could result in short-term diesel exhaust emissions, including diesel particulate matter (PM), from the use of off-road diesel equipment required for site grading and excavation, paving, and other construction activities. Diesel PM was identified as a TAC in 1998. The potential cancer risk from the inhalation of diesel PM is a more serious risk than the potential non-cancer health impacts (TRPA 2012a, p. 3.4-39). Consistent with the findings in the RPU EIS, the proximity of heavy-duty diesel-fueled construction equipment to existing sensitive receptors within or adjacent to the Tahoe Valley Area Plan during construction activities resulting from implementation of the Tahoe Valley Area Plan may result in exposure of sensitive receptors to TACs.

Short-Term Construction Emissions
Subsequent development and redevelopment projects that could occur under the Tahoe Valley Area Plan would involve construction and construction emissions. Construction emissions are described as short- term or temporary in duration. ROG and NOx (ozone precursors) emissions are primarily associated with gas and diesel equipment exhaust and the application of architectural coatings. Fugitive dust emissions (PM10 and PM2.5) are primarily associated with site preparation and vary as a function of such parameters as soil silt content, soil moisture, wind speed, acreage or disturbance area, and vehicle travel by construction vehicles on- and off-site.

Although the details of projects are not known at this time, implementation of subsequent projects under the Tahoe Valley Area Plan would involve construction that would result in the temporary generation of ozone precursor and fugitive dust emissions from site preparation; off-road equipment, material import/export, worker commute exhaust emissions; paving; and other miscellaneous activities. Typical construction equipment associated with development and redevelopment projects includes dozers, graders, excavators, loaders, and trucks. Construction emissions associated with subsequent projects under the Tahoe Valley Area Plan have the potential to be substantial such that they could violate or contribute 1464
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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 substantially to an existing or projected air quality violation, and/or expose sensitive receptors to substantial pollutant concentrations.

As part of mitigation from the City General Plan EIR (CSLT 2010, p. 4.5-33), the City adopted Policy NCR-5.10 as part of the General Plan (CSLT 2011, p. NCR-9) to address short-term construction emissions.

Furthermore, the Area Plan also incorporates Policy NCR-5.1 to address short-term construction emissions (Tahoe Valley Area Plan 2015, p. 71), which includes measures to reduce construction-generated emissions to the extent feasible on a project-specific basis. Such measures may include, but are not limited to, the following:
 Implement measures recommended by the El Dorado County Air Quality Management District;  Prohibit open burning of debris from site clearing unless involved with fuels reduction project;  Restriction of idling of construction equipment and vehicles;  Apply water to control dust as needed to prevent dust impacts offsite; and  Utilize low emission construction equipment and/or fuels and use existing power sources (e.g., power poles), wherever feasible.

As part of a Mitigation Measure 4.5.5 from the General Plan EIR (CSLT 2010, p. 4.5-47) the City also adopted Land Use Policy LU-8.18 (CSLT 2011, p. LU-19) to reduce exposure of TACs by requiring that all new or relocated discretionary development that would be a source of TACs near residences or sensitive receptors to either provide an adequate buffer, or filters, or other equipment, or incorporate mitigation measures to reduce potential exposure to acceptable levels.

Therefore, because measured identified in the RPU EIS and General Plan EIR that would reduce construction-related TAC emission to the extent feasible have been incorporated into the Tahoe Valley Area Plan, subsequent projects under the Tahoe Valley Area Plan involving the use of heavy-duty diesel- fueled construction equipment would not result in the exposure of sensitive receptors to TACs.

Finally, based on a review of the proposed permissible uses in the Tahoe Valley Area Plan amendments, the Tahoe Valley Area Plan would not include the construction or operation of any major sources of TAC emissions such as power-generating plants or other heavy industrial uses. The land use strategy of the Tahoe Valley Area Plan, the City General Plan, as well as the Regional Plan, would include incentivizing development in the in the town and regional centers, which are located along the Basin’s main transportation corridors (US Highway 50). The ARB recommends a minimum setback distance of 500 feet from urban roads with 100,000 vehicles per day or rural roads with 50,000 vehicles per day to minimize the health risk of sensitive receptors to mobile-source TACs (TRPA 2012a, p. 3.4-39). US Highway 50 cannot accommodate more than 50,000 vehicles per day (TRPA 2012a, p. 3.4-40). Thus, this would be a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.
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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

5.4.6 Biological Resources (Stream Environment Zones, Wetlands, Wildlife and Vegetation)
This section presents the analyses for potential impacts to biological resources, including impacts to SEZs, wetlands, wildlife and vegetation. Table 17 identifies the applicable impacts, anticipated level of impact, and whether mitigation measures are required to reduce impacts to a less than significant level.

Table 17
Biological Resources
CEQA Environmental Checklist Item
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Measures
Less Than
Significant
Impact
No
Impact

29. Have a substantial adverse effect, either
directly or through habitat modifications, on
any species identified as a candidate,
sensitive, or special status species in local or
regional plans, policies, or regulations, or by
the California Department of Fish and Game
or U.S. Fish and Wildlife Service? (CEQA
IVa)
X

30. Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, regulations or by the
California Department of Fish and Game or
US Fish and Wildlife Service? (CEQA IVb)
X

31. Have a substantial adverse effect on federally
protected wetlands as defined by Section 404
of the Clean Water Act (including, but not
limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological
interruption, or other means? (CEQA IVc)
X

32. Interfere substantially with the movement of
any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors, or
impede the use of native wildlife nursery
sites? (CEQA IVd)
X

33. Conflict with any local policies or ordinances
protecting biological resources, such as tree
preservation policy or ordinance? (CEQA
IVe)
X

34. Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan, or other
approved local, regional, or state habitat
conservation plan? (CEQA IVf)
X
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Mitigation
Data
Insufficient No

35. Removal of native vegetation in excess of the
area utilized for the actual development
permitted by the land capability/IPES
system? (TRPA 4a)
X

36. Removal of riparian vegetation or other
vegetation associated with critical wildlife
habitat, either through direct removal or
indirect lowering of the groundwater table?
(TRPA 4b)
X

37. Introduction of new vegetation that will
require excessive fertilizer or water, or will
provide a barrier to the normal replenishment
of existing species? (TRPA 4c)
X

38. Change in the diversity or distribution of
species, or number of any species of plants
(including trees, shrubs, grass, crops, micro
flora and aquatic plants)? (TRPA 4d)
X

39. Reduction of the numbers of any unique, rare
or endangered species of plants? (TRPA 4e) X

40. Removal of streambank and/or backshore
vegetation, including woody vegetation such
as willows? (TRPA 4f)
X

41. Removal of any native live, dead or dying
trees 30 inches or greater in diameter at
breast height (dbh) within TRPA’s
Conservation or Recreation land use
classifications? (TRPA 4g)
X

42. A change in the natural functioning of an old
growth ecosystem? (TRPA 4h) X

43. Change in the diversity or distribution of
species, or numbers of any species of animals
(birds, land animals including reptiles, fish
and shellfish, benthic organisms, insects,
mammals, amphibians or microfauna)?
(TRPA 5a)
X

44. Reduction of the number of any unique, rare
or endangered species of animals? (TRPA
5b)
X

45. Introduction of new species of animals into
an area, or result in a barrier to the migration
or movement of animals? (TRPA 5c)
X

46. Deterioration of existing fish or wildlife
habitat quantity or quality? (TRPA 5d) X
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29. Would the Project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S.

Fish and Wildlife Service? (CEQA IVa)
This potential effect is the same as those analyzed in the City General Plan Update and therefore the analysis is tiered from and is consistent with the General Plan EIR. (CSLT 2010, Chapter 4.9.) The Tahoe Valley Area Plan amendments would not alter or revise any regulations that adversely affect any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service.

Special Status Plant Species
Special-status plant species with the potential to occur in the Tahoe Valley plan area include broad-nerved hump-moss (CNPS List 2, LBTMU-S), water bulrush (CNPS List 2), and marsh skullcap (CNPS List 2).

Subsequent development could directly impact these species by direct take during construction or destruction or degradation of these species’ habitat(s). A majority of the development and increases in land coverage are anticipated to occur in the existing developed urban lands and disturbed areas along US 50 and SR 89, and the “Y” intersection which is highly disturbed, and not in SEZs, with which these species are associated with. However, there is still limited potential for these species to be impacted.

This potential effect is the same as that analyzed in Impact 3.10-1 (TRPA 2012a, p. 3.10-34 to 3.10-41) of the TRPA RPU EIS, and therefore that analysis is incorporated herein by this reference. The RPU EIS concluded that with existing regulatory measures in place this impact would have a less than significant effect. Any new development or redevelopment project under the Tahoe Valley Area Plan would be required to comply with existing TRPA, federal, and state regulations, permitting requirements, and environmental review procedures that protect SEZs, wetlands, and other sensitive habitats. These regulations and procedures address potential construction-related impacts to SEZs and other sensitive habitats through site-specific environmental review; require development and implementation of projectspecific measures to minimize or avoid impacts through the design and permitting process; and require compensatory or other mitigation for any significant effects as a condition of project approval and permitting. Specifically, existing regulations and permitting requirements would minimize the loss of sensitive habitats during construction and provide habitat compensation for the loss of riparian, wetland, and other sensitive habitats through CWA Section 404, TRPA, and other permitting/review processes.

Specifically the following regulatory measure would be applicable to any project proposed in the Tahoe Valley plan area. Chapter 33 of the TRPA Code (Vegetation Protection During Construction) outlines measures that must be taken during construction to protect vegetation. In addition, Chapter 61 of the TRPA Code (Vegetation Protection and Management) further protects vegetation by managing and maintaining vegetation health and diversity including common, rare and sensitive plant species. Chapter 61 of the TRPA Code (Sensitive and Uncommon Plant Protection and Fire Hazard Reduction) also sets forth standards to preserve and manage sensitive plant species and specifically projects and activities that may impact sensitive plans to fully mitigate their significant adverse effects. Section 61.4.5 of the TRPA Code (Revegetation) sets forth standards for revegetation. Therefore, construction of approved development under the Tahoe Valley Area Plan would have a less than significant impact on special- status plant species.

The Tahoe Valley Area Plan amendments would allow coverage up to 70 percent on high capability land within newly added town center areas in the Gateway and Neighborhood Professional Districts, provided that coverage is transferred at a ratio of one-to-one from SEZs and sensitive lands. As described in Section

5.4.8, Geology and Soils, the Tahoe Valley Area Plan could potentially result in the transfer and 1468
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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 restoration of 43.5 acres of sensitive lands, thus restoring additional special-status plant species habitat within the Tahoe Valley plan area and the Upper Truckee Hydrologically Related Area. The Tahoe Valley Area Plan has also identified approximately 1.02 acres of disturbed SEZs within the boundary of the Tahoe Valley Area Plan that are targeted for restoration, thus increasing and improving habitat within the Tahoe Valley plan area.

Specific policies of the Tahoe Valley Area Plan that would benefit habitat improvement include the following.
 Policy NCR-4.1 – Stream Environment Zones Increase the area of naturally functioning SEZ by preserving existing SEZ and restoring/rehabilitating disturbed SEZ in the Tahoe Valley area, prioritizing the Greenbelt area.
 Policy NCR-4.2 – Redirection and Transfer of Development Direct new development away from SEZs and encourage the removal and transfer of existing development from disturbed SEZs that can be feasibly restored. Encourage property owners to use TRPA’s transfer incentives available in Chapter 51 of the TRPA Code. Development rights and existing development that are transferred from SEZs and other sensitive lands are eligible to earn residential bonus units, commercial floor area, and tourist accommodation bonus units, when transferred to Centers.

Moreover, the City General Plan also includes policies that contain specific, enforceable requirements and/or restrictions and corresponding performance standards that address potential impacts on specialstatus plant species or create opportunities for habitat improvement.  Policy NCR-3.1: Natural Habitat Preservation The City shall protect, maintain, and restore key riparian areas, natural open space meadows, and Stream Environment Zones for the preservation of natural habitats.
 Policy NCR-3.2: Large Scale Development Adjacent to Stream Environment Zones The City shall minimize the impacts to Stream Environment Zones (SEZ) and sensitive habitat areas from adjacent new large‐scale developments.
 Policy NCR-3.3: Vegetation Preservation The City shall preserve as much vegetation as possible on site and require revegetation for all proposed development as a condition of approval, so long as it does not conflict with adequate fire abatement.
 Policy NCR-3.4: Natural Growth Protection The City shall limit the extent of construction to provide a natural growth zone for vegetation.
 Policy NCR-3.6: Stream Environment Zone (SEZ) Restoration and Enhancement The City shall increase the area of naturally functioning SEZs by preserving existing SEZ and restoring/rehabilitating disturbed SEZ.
 Policy NCR-3.10: Stream Environment Zone Management The City shall consider stream stability, water quality objectives, fisheries and wildlife, open space, and public health and safety in maintaining or managing Stream Environment Zone (SEZ) restoration projects.  Policy NCR-3.11: Natural Habitat and Open Space Management: The City shall encourage and support public agencies formed to acquire and manage important natural habitat areas, and other open space lands.
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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  Policy ROS-2.1: Open Space and Critical Environmental Area Protection The City shall use the best “un‐ biased” science and engineering technologies to protect and preserve open space and critical environmental areas allowing public usage if deemed reasonable.  Policy ROS-2.2: Riparian Area Preservation and Restoration The City shall protect and restore key riparian areas and natural features.
 Policy ROS-2.6: Connecting Surrounding Forests to Urban Open Spaces The City shall connect surrounding forests to urban open spaces, parks, natural areas and SEZs when appropriate to further biodiversity and habitat.
 Policy ROS-2.8: Restoration Effort Protection The City shall ensure that public access does not jeopardize restoration activities and water quality treatment projects on publicly‐ owned open space lands.
 Policy ROS-2.9: Permanent Open Space Protection The City shall permanently protect as open space areas of natural resource value, including forests, wetlands, stream and riparian corridors, and floodplains.
 Policy ROS-2.10: Sufficient Size Open Space and Natural Areas The City shall maintain open space and natural areas that are interconnected and of sufficient size to protect biodiversity, accommodate wildlife movement, and provide more sustainable ecosystems.  Policy ROS-2.11: Open Space Funding The City should continue to seek and obtain local, State, and Federal funding for beach, meadow, and open space acquisition.

Implementation of the Tahoe Valley Area Plan and General Plan policies to ensure that SEZs and other open space and natural areas are created, protected, and connected to further biodiversity and improve special-status plant species habitats would result in a beneficial impact.

Special Status Wildlife Species
Habitat conditions of the Tahoe Valley Area Plan have been substantially altered as a result of historic development. There is, however, some suitable habitat for wildlife species listed as endangered, threatened, rare, proposed, candidate, or listed as “fully protected” in the Fish and Game Code of California (Section 3511, 4700, 5050, 5515), referred to as “listed species.” A majority of the development (anticipated to be up to an additional 102,000 square feet of CFA and 373 dwelling units by the year 2034) and increase in land coverage is anticipated to occur in the existing developed urban lands which is already highly disturbed. The majority of land disturbance would occur in sagebrush and Jeffrey pine forest lands. Most direct impacts could occur from development of vacant parcels or undeveloped portions of the Tahoe Valley plan area. Table 18 lists the listed special-status wildlife species that may utilize the habitat within the Tahoe Valley plan area. It should be noted that there are no recorded occurrences of these species in the Tahoe Valley plan area.
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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 18
Listed Special-Status Species
Common Name
Status
Federal State Regional
Birds
Bald eagle FD;
MNBMC SE; CFP
LBTMU
(MIS) TRPA
(SI)
Little willow flycatcher MNBMC SE LBTMU (MIS,
S)
Mammals
Sierra Nevada red fox ~ ST LBTMU (S)
Source: USFWS, 2014 and CDFG, 2014
Bald eagles may be impacted if construction activities occur within 500 feet of the nest (though no active nests have been identified in the area).

The little willow flycatcher nests and forages in riparian habitat. Approximately 0.44 acres of riparian habitat occur within the Tahoe Valley plan area (City GIS, 2014; USFS, 1991). Riparian areas occur in the immediate vicinity of the Tahoe Valley plan area are primarily associated with the Upper Truckee River.

This species may be directly impacted if construction activities occur within 100 feet of the nest or if riparian habitat is disturbed or removed.

The Sierra Nevada red fox may be directly impacted by subsequent development, if this species is found within or adjacent to construction activities. During the breeding season or during hibernation, the species may be rearing young or otherwise unable to relocate from the den, burrow, or other shelter where they are currently residing. If the species is present within a construction zone, construction activities could result in direct mortality of this species.

This potential effect is the same as those analyzed in Impact 3.10-4 (TRPA 2012a, pp. 3.10-50 to 3.10-55) of the TRPA RPU EIS, and therefore that analysis is incorporated herein. The RPU EIS, Impact 3.10-4, concluded that impacts to special-status wildlife species would be less than significant. The Tahoe Valley Area Plan would result in some construction and other projects that could affect special status wildlife species, depending on the specific locations, presence of suitable habitat, and the type, timing, and specific nature of the project actions. During project-level planning and evaluation, impacts on species with potential to be affected would be determined based on the species’ distribution and known occurrences relative to the project area, the presence of suitable habitat for the species in or near the project area, and preconstruction surveys. TRPA’s existing policies and Code provisions address potential impacts to specialstatus species through site-specific environmental review, require development and implementation of project-specific measures to minimize or avoid impacts through the design process, and require compensatory or other mitigation for any significant effects on special-status species as a condition of project approval. For any TRPA special interest wildlife species that could be affected, compliance with the TRPA Code of Ordinances requires that projects or land uses within TRPA non-degradation zones 1471
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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 will not significantly affect the habitat or cause the displacement or extirpation of the population; and TRPA will not permit a project that would degrade habitat without compensatory mitigation to avoid a significant effect. For other special-status species, project-level planning and environmental analysis would identify potentially significant effects, minimize or avoid those impacts through the design process, and require mitigation for any significant effects as a condition of project approval. Therefore this impact is considered less than significant.

Specifically, the following regulatory measure would be applicable to any project proposed in the Tahoe Valley plan area. Chapter 62 (Wildlife Resources) of the TRPA Code contains regulations to protect and enhance the existing diverse wildlife habitats, with special emphasis on protecting or increasing habitats of special significance, such as deciduous trees, wetlands, meadows, and riparian areas. Chapter 61 of the TRPA Code (Tree Removal) outlines measures to protect existing trees. In addition, Chapters 33 and 61 of the TRPA Code of would further mitigate impacts to listed wildlife species and their habitats. Therefore, construction of approved development under the Tahoe Valley Area Plan would have a less than significant impact on special status wildlife species.

Furthermore, Implementation of the General Plan Policies NCR-3.1 – NCR-3.4, NCR-3.6, NCR-3.10, NCR-3.11, ROS-2.1, ROS-2.2, ROS-2.6, and ROS-2.8 – ROS-2.11, and the following policy listed below, would also address potential impacts on listed special-status wildlife species:
 Policy NCR-3.13: Improving Wildlife Habitat: The City shall encourage the use of native or compatible non-native, non-invasive plant species as part of project landscaping to improve wildlife habitat values.

Implementation of the General policies listed above to improve habitat values would result in a beneficial impact.

While the Tahoe Valley Area Plan would include the potential for taller buildings (up to 45 feet in height at the “Y” intersection), this additional height would not exceed the height of trees in the Tahoe Valley Area Plan and therefore would not obstruct bird or raptor flight (bird strikes). It is expected that these buildings would be quite visible to birds and raptors passing through the Tahoe Valley plan area and they would have ample area to maneuver around the buildings. In addition, the majority of migratory bird movement along the Pacific Flyway is to the east and west of the Sierra Nevada mountain range rather than directly over it. Thus, this would be a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

30. Would the Project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or US Fish and Wildlife Service? (CEQA IVb) The potential effects are the same as those analyzed in the City General Plan Update and therefore the analysis is tiered from and is consistent with the General Plan EIR.

Subsequent development may result in the loss or degradation of sensitive natural communities, such as riparian habitat and wetland features, and tree removal. Since the exact nature and location of development is not known at this time, the exact amount of acreage lost cannot be verified.

The TRPA Code of Ordinances Chapter 62 (Wildlife Resources) protects and enhances the existing diverse 1472
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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 wildlife habitats, with special emphasis on protecting or increasing habitats of special significance, such as deciduous trees, wetlands, meadows, and riparian areas. Section 61.1 (Tree Removal) of the TRPA Code of Ordinances outlines measures to protect existing trees. In addition, Section 33.6 (Vegetation Protection During Construction) and Chapter 61 (Vegetation and Forest Health) of the TRPA Code of Ordinances would further mitigate impacts to sensitive natural communities. Furthermore, the buildout of the Tahoe Valley plan area could result in the restoration of 44.5 acres of sensitive lands, thus providing an opportunity for expansion of natural habitats for these species. Consistency with the TRPA Code of Ordinances and implementation of General Plan policies listed in response to Question 29 above would mitigate direct or indirect impacts to sensitive natural communities in the Tahoe Valley plan area; therefore, impacts to vegetation and habitat from subsequent development would be less than significant.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

31. Would the Project have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (CEQA IVc) Habitats within the Tahoe Valley plan area include stream environment zones (SEZs), riparian habitat, and potential jurisdictional wetlands and waters of the U.S., as regulated under Section 404 of the CWA. SEZs and related hydrologic zones are a sensitive resource that is protected pursuant to TRPA’s Regional Plan and the Code of Ordinances. These areas consist of the natural marsh and meadowlands, watercourses and drainage ways, and floodplains which provide surface water conveyance from upland areas into Lake Tahoe and its tributaries. SEZs are determined by the presence of riparian vegetation, alluvial soil, minimum buffer strips, water influence areas, and floodplains (TRPA, 1986). According to a recent soils study (see Section

6.4.8, Geology and Soils and see discussion of updated SEZ delineation below), there are 50.7 acres of SEZ within the Tahoe Valley plan area (based on updated SEZ delineation), although these are historic occurrences of SEZs based on soils and historical data. These stream conditions have been largely disturbed through historic development of the Tahoe Valley plan area and the underground piping and channelization of these SEZs. There are no streams currently running through the Tahoe Valley plan area.

There has been extensive disturbance of SEZs in the planning area. The opportunities to implement areawide BMPs, improve drainage systems, and increase SEZ restoration to benefit stream environment zone function exist in the planning area, but are dependent upon verifying and delineating accurate SEZ boundaries. Accordingly, as part of the effort in preparing the Tahoe Valley Area Plan, the SEZ map for the plan area was updated.

Updated SEZ Delineation
In drafting the original 2015 Area Plan, the City hired Cardno/Entrix and Terra Sciences, experts in the field of soil science and hydrology, to review the existing mapped SEZs and verify the land capability districts for the Tahoe Valley Area Plan. The consultants analyzed previous land capability verifications, site assessments and land capability challenges that have occurred in the planning area, conducted a visual inspection of SEZs (reviewing vegetation, landforms, topography and aerial photography, and examined soil samples to closely examine near-surface soil conditions). In July 2014, Terra Science, Inc. completed a Stream Environment Zone Report for the Tahoe Valley Area Plan. The report includes an SEZ map for the Tahoe Valley plan area that updates the map prepared in 1974. The historic and current SEZ are shown in Figures 6 and 7 for the revised Area Plan boundary.
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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 1474
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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 1475
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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 2014 mapping efforts resulted in the SEZ and land capability district map (Terra Science Inc., 2014) included above as Figure 7. It should also be noted that even with an updated land capability map, property owners are still required to obtain parcel level site assessments and/or land capability verifications from TRPA prior to project submittal.

In response to Question 31, this potential effect is the same as that analyzed in Impact 3.10-1 of the TRPA RPU EIS (TRPA 2012a, pp. 3.10-34 to 3.10-41), and therefore that analysis is incorporated herein. The RPU EIS concluded that with existing regulatory measures in place this impact would have a less than significant effect. Any new development or redevelopment project under the Tahoe Valley Area Plan, as amended would be required to comply with existing TRPA, federal, and state regulations, permitting requirements, and environmental review procedures that protect SEZs, wetlands, and other sensitive habitats. These regulations and procedures address potential construction-related impacts to SEZs and other sensitive habitats through site-specific environmental review; require development and implementation of project- specific measures to minimize or avoid impacts through the design and permitting process; and require compensatory or other mitigation for any significant effects as a condition of project approval and permitting. Specifically, existing regulations and permitting requirements would minimize the loss of sensitive habitats during construction and provide habitat compensation for the loss of riparian, wetland, and other sensitive habitats through CWA Section 404, TRPA, and other permitting/review processes.

Riparian habitat is considered a sensitive natural community by CDFW and TRPA. There are approximately

0.44 acres of riparian habitat within the Tahoe Valley plan area (USFS, 1991). This sensitive habitat is not located within the areas of proposed Area Plan amendment. Wet meadow and aspen are CDFW-designated sensitive natural communities that occur in the region surrounding the Tahoe Valley plan area. Although aspen groves occur in moist habitats within the vicinity of the Tahoe Valley plan area, according to recent aspen mapping, no aspen stands occur within the Tahoe Valley plan area (LTBMU, 2003). There are no identified wet meadow habitats within the Tahoe Valley plan area (USFS, 1991). Thus, this would be a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None

32. Would the Project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (CEQA IVd) This potential effect is the same as those analyzed in the City General Plan Update and therefore the analysis is tiered from and is consistent with the General Plan EIR.

Wildlife movement corridors are routes frequently utilized by wildlife that provide shelter and sufficient food supplies to support wildlife species during migration. Movement corridors generally consist of riparian, woodland, or forested habitats that span contiguous acres of undisturbed habitat. Wildlife movement corridors are an important element of resident species home ranges, including black bear, deer, and coyote. The majority of the Tahoe Valley plan area is developed and surrounded by urban development as well as bisected by two highways (US 50 and SR 89) that substantially hinder movement through the area. Therefore, there is very little access from the Tahoe Valley plan area to undisturbed areas outside the project vicinity. In addition, no valuable resources occur in the vicinity to attract any significant movement to the Tahoe Valley plan area as a destination or through the area to an adjacent destination. Thus, this would be a less than significant impact.

Environmental Analysis: Less than Significant Impact.
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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 Required Mitigation: None.

33. Would the Project conflict with any local policies or ordinances protecting biological resources, such as tree preservation policy or ordinance? (CEQA IVe) This potential effect is the same as those analyzed in the City General Plan Update and therefore the analysis is tiered from and is consistent with the General Plan EIR.

The Tahoe Valley Area Plan amendments would not alter or revise the regulations pertaining to the protection of biological resources such as tree preservation policies. Consistent with existing conditions, development or redevelopment projects associated with the Tahoe Valley Area Plan could result in removal of trees and vegetation depending on the type, timing, and specific nature of proposed actions. However, any such projects would be subject to subsequent project-level environmental review and permitting at which time they would be required to demonstrate compliance with all federal, state, and TRPA regulations in Chapter 62 and 63 of the TRPA Code.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

34. Would the Project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? (CEQA IVf)
The Project does not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan because no such plans exist for the project area. Thus, there will be no impact.

Environmental Analysis: No Impact.

Required Mitigation: None.

35. Would the Project result in removal of native vegetation in excess of the area utilized for the actual development permitted by the land capability/IPES system? (TRPA 4a) This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore this analysis incorporates by reference the RPU EIS.

The Tahoe Valley Area Plan amendments would not alter or revise regulations pertaining to native vegetation protection during construction. Consistent with existing conditions, vegetation surrounding the construction site of any project permitted by the Tahoe Valley Area Plan would be required to comply Section 33.6, Vegetation Protection During Construction, of the TRPA Code. Protective requirements include installation of temporary construction fencing, standards for tree removal and tree protection, standards for soil and vegetation protection, and revegetation of disturbed areas. Additionally, the Citywide design standards and the proposed landscaping standards of the Tahoe Valley Area Plan requires the use of lawn and landscaping species listed in the TRPA-recommended and approved Native and Adapted Plants for the Tahoe Basin, with the exception of accent plantings. Thus, there would be no impact.

Environmental Analysis: No Impact.

Required Mitigation: None.
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36. Would the Project result in removal of riparian vegetation other vegetation associated with critical wildlife habitat, either through direct removal or indirect lowering of the groundwater table? (TRPA 4b)
This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore this analysis incorporates by reference the RPU EIS. (TRPA 2012, p. 3.10-34 through 3.10-60) The Tahoe Valley Area Plan amendments would not alter or revise the regulations pertaining to vegetation removal and groundwater management. Water supply within the Tahoe Valley Area Plan is primarily obtained from groundwater sources. Consistent with existing conditions, any project permitted through the Tahoe Valley Area Plan would be required to meet TRPA requirements for water supply. TRPA regulations prohibit the approval of any development requiring water unless there is adequate water supply within an existing water right (Section 32.4.1 of the TRPA Code). Additionally, Section 33.3.6 of the TRPA Code prohibits excavation that intercepts or interferes with groundwater except under specific circumstances and with prior approval by TRPA (Section 33.3.6.A.2). For these reasons, consistent with existing conditions, projects approved under the Tahoe Valley Area Plan would not directly or indirectly lower the groundwater table.

Further, consistent with existing conditions, vegetation removal associated with projects that could occur under the Tahoe Valley Area Plan with subsequent approval would be required to comply with existing TRPA, federal, and state regulations, permitting requirements, and environmental review procedures that protect habitat that supports riparian vegetation and critical wildlife. Specifically, riparian vegetation and wildlife habitat are protected by Sections 61.1.6 (Management Standards for Tree Removal), 61.3.3 (Protection of Stream Environment Zones), and 63.3 (Fish Habitat Protection), and Chapter 62 (Wildlife Resources) of the TRPA Code. For these reasons, development associated with the Tahoe Valley Area Plan is not expected to result in the removal of riparian or other vegetation associated with critical wildlife habitat, and so there will be no impact.

Environmental Analysis: No Impact.

Required Mitigation: None.

37. Would the Project result in introduction of new vegetation that will require excessive fertilizer or water, or will provide a barrier to the normal replenishment of existing species? (TRPA 4c)
This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore this analysis incorporates by reference the RPU EIS. (TRPA 2012, p. 3.10-34 through 3.10-60) The Tahoe Valley Area Plan amendments would not alter or revise the regulations pertaining to new vegetation. Consistent with existing conditions, implementation of new development or redevelopment projects associated with the Tahoe Valley Area Plan would be required to comply with the TRPA Code provisions (e.g., Section 61.4, Revegetation) and Goals and Policies that prohibit the release of non-native species in the Tahoe Region. Generally, native species require less fertilizer and water than non-native species. In addition, the existing Water Efficient Landscape Ordinance requires vegetation maintenance plans to provide the appropriate amount of water to support the long-term growth of landscape, using efficient watering methods which are incorporated in in the Tahoe Valley Area Plan. Provisions for fertilizer management and preparation of fertilizer management plans that address the type, quantity, and frequency of use of fertilizers are included in Section 60.1.8 of the TRPA Code. Projects associated with implementation of the Tahoe Valley Area Plan would be subject to subsequent project-level environmental review and permitting, and at that time they would be required to demonstrate that any proposed new 1478
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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 vegetation would not require excessive fertilizer or water, or provide a barrier to the normal replenishment of existing species. Thus, there would be no impact.

Environmental Analysis: No Impact.

Required Mitigation: None.

38. Would the Project result in change in the diversity or distribution of species, or number of any species of plants (including trees, shrubs, grass, crops, micro flora and aquatic plants)? (TRPA 4d)
See discussion and analyses in Questions 35 through 37, and 39 through 42, concluding a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Environmental Analysis: No Impact.

Required Mitigation: None.

39. Would the Project result in reduction of the numbers of any unique, rare or endangered species of plants? (TRPA 4e)
This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore this analysis is tiered from the RPU EIS.

The Tahoe Valley Area Plan amendments would not alter or revise the regulations pertaining to unique, rare, or endangered species of plants. The natural resource protection provisions of Chapters 61 and 62 of the TRPA Code are still applicable to the Tahoe Valley Area Plan. Consistent with existing conditions, construction activities associated with implementation of the Tahoe Valley Area Plan could affect specialstatus plant species and the presence of suitable habitat, depending on the type, timing, and specific nature of any proposed actions. All projects associated with the Tahoe Valley Area Plan would be subject to subsequent project-level environmental review and permitting. At a project-level, potential effects on plant species would be determined based on the species’ distribution and known occurrences relative to the project area, the presence of suitable habitat for the species in or near the project area, and preconstruction surveys. TRPA’s existing policies and Code provisions address potential impacts to special-status species through site-specific environmental review, require development and implementation of project-specific measures to minimize or avoid impacts through the design process, and require compensatory or other mitigation for any adverse effects on special-status species as a condition of project approval (Sections

61.3.6 and 62.4 of the TRPA Code). Project-level planning and environmental analysis would identify potentially significant effects, minimize or avoid those impacts through the design process, and require mitigation for any significant effects as a condition of project approval. Therefore, implementation of the Tahoe Valley Area Plan would not result in the reduction in the number of any unique, rare, or endangered species of plants, and so would have no impact.

Environmental Analysis: No Impact.

Required Mitigation: None

40. Would the Project result in removal of streambank and/or backshore vegetation, including woody vegetation such as willows? (TRPA 4f)
See discussion and analysis for Question 36 above, concluding no impact. 1479
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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 Environmental Analysis: No Impact.

Required Mitigation: None.

41. Would the Project result in removal of any native live, dead or dying trees 30 inches or greater in diameter at breast height (dbh) within TRPA’s Conservation or Recreation land use classifications? (TRPA 4g)
This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore this analysis is tiered from the RPU EIS.

TRPA regulates the management of forest resources in the Lake Tahoe Basin to achieve and maintain the environmental thresholds for species and structural diversity, to promote the long-term health of the resources, and to create and maintain suitable habitats for diverse wildlife species. Provisions for tree removal are provided in the TRPA Code (Chapter 36, and 71), and tree removal requires the review and approval of TRPA.

Per TRPA Code, Sections 61.1.4, within lands classified by TRPA as conservation or recreation land use or SEZs, any live, dead or dying tree greater than or equal to 30 inches diameter at breast height (dbh) in westside forest types shall not be cut, and any live, dead or dying tree greater than or equal to 24 inches dbh in eastside forest types shall not be cut. Within the non-SEZ urban area, individual trees larger than 30 inches dbh that are healthy and sound shall be retained as desirable specimen trees having aesthetic and wildlife value. For trees within the SEZ and non-SEZ areas, there are the following exceptions: (1) all reasonable alternatives are not feasible to retain the tree, including reduction of parking areas or modification of the original design; or (2) if TRPA determines that they would contribute to a fire hazard, pose an unacceptable risk to occupied or substantial structures or areas of high human use, or if removal of severely insect-infested or diseased trees is warranted to help control an outbreak. In addition, trees and vegetation not scheduled to be removed must be protected during construction in accordance with TRPA Code, Chapter 33. Thus, there would be no impact.

Environmental Analysis: No Impact.

Required Mitigation: None

42. Would the Project result in a change in the natural functioning of an old growth ecosystem? (TRPA 4h)
See discussion and analysis for Question 41 above, concluding no impact.

Environmental Analysis: No Impact.

Required Mitigation: None.

43. Would the Project result in change in the diversity or distribution of species, or numbers of any species of animals (birds, land animals including reptiles, fish and shellfish, benthic organisms, insects, mammals, amphibians or microfauna)? (TRPA 5a)
This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore this analysis incorporates by reference the RPU EIS.

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Consistent with existing conditions, permit applicants would be required to demonstrate that any proposals would occur consistent with TRPA Code provisions related to resource management, including specifically the provisions of Chapters 62 and 63 that address protection of wildlife and fish resources, respectively.

For these reasons, adoption of the Tahoe Valley Area Plan would not result in the change in the diversity or distribution of species, or numbers of any species or animals. Thus, there would be no impact.

Environmental Analysis: No Impact.

Required Mitigation: None.

44. Would the Project result in reduction of the number of any unique, rare or endangered species of animals? (TRPA 5b)
This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore this analysis incorporates by reference the RPU EIS. See also, discussion and analysis for Question 29 above.

The Tahoe Valley Area Plan amendments would not alter or revise the regulations pertaining to specialstatus or listed species of animals. Consistent with existing conditions, development or redevelopment projects associated with the Tahoe Valley Area Plan could affect unique, rare, or endangered species depending on the type, timing, and specific nature of proposed actions. However, any such projects would be subject to subsequent project-level environmental review and permitting at which time they would be required to demonstrate compliance with all federal, state, and TRPA regulations pertaining to the protection of animal species. The protections for rare and special-status species contained in Sections 61.3.6 and 62.4 of the TRPA Code are still applicable to the Tahoe Valley Area Plan. At a project-level, potential effects on animal species would be determined based on the species’ distribution and known occurrences relative to the project area, the presence of suitable habitat for the species in or near the project area, and preconstruction surveys. TRPA’s existing policies and Code provisions address potential impacts to specialstatus species through site-specific environmental review, require development and implementation of project-specific measures to minimize or avoid impacts through the design process, and require compensatory or other mitigation for any adverse effects on special-status species as a condition of project approval (Sections 61.3.6 and 62.4 of the TRPA Code). Project-level planning and environmental analysis would identify potentially significant effects, minimize or avoid those impacts through the design process, and require mitigation for any significant effects as a condition of project approval. Therefore, implementation of the Tahoe Valley Area Plan would not result in the reduction in the number of any unique, rare, or endangered species of animals. Thus, this would be a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None

45. Would the Project result in introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals? (TRPA 5c) This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore this analysis incorporates by reference the RPU EIS. See also discussion and analysis for Question 32 above.

The Tahoe Valley Area Plan amendments would not alter or revise the regulations pertaining to the introduction of new species and barriers to the migration or movement of animals. The types of uses that 1481
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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 would be permitted in the Tahoe Valley Area Plan are not of the nature that would be expected to introduce any new animal species into the area. Consistent with existing conditions, development or redevelopment projects associated with the Tahoe Valley Area Plan could result in a barrier to the migration or movement of animals depending on the type, timing, and specific nature of proposed actions. However, any such projects would be subject to subsequent project-level environmental review and permitting at which time they would be required to demonstrate compliance with all federal, state, and TRPA regulations pertaining to maintenance of migration routes and movement of animals. The protections for movement and migration corridors contained in Section 62.3.2 of the TRPA Code are applicable to the Tahoe Valley Area Plan.

Project-level planning and environmental analysis would identify potentially significant effects, minimize or avoid those impacts through the design process, and require mitigation for any significant effects as a condition of project approval.

Wildlife movement corridors are routes frequently utilized by wildlife that provide shelter and sufficient food supplies to support wildlife species during migration. Movement corridors generally consist of riparian, woodland, or forested habitats that span contiguous acres of undisturbed habitat. Wildlife movement corridors are an important element of resident species home ranges, including black bear, deer, and coyote. The majority of the Tahoe Valley plan area is developed and surrounded by urban development as well as bisected by two highways (US 50 and SR 89) that substantially hinder movement through the area. Therefore, there is very little access from the Tahoe Valley plan area to undisturbed areas outside the project vicinity. In addition, no valuable resources occur in the vicinity to attract any significant movement to the Tahoe Valley plan area as a destination or through the area to an adjacent destination. Therefore, implementation of the Tahoe Valley Area Plan would not result in a barrier to the migration or movement of animals, and this would be a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None

46. Would the Project result in deterioration of existing fish or wildlife habitat quantity or quality? (TRPA 5d)
This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore this analysis incorporates by reference the RPU EIS. See also discussion and analysis for Questions 29 through 31 above.

The Tahoe Valley Area Plan amendments would not alter or revise the regulations pertaining to existing fish or wildlife habitat quantity or quality. Consistent with existing conditions, development or redevelopment projects associated with the Tahoe Valley Area Plan could affect fish and wildlife depending on the type, timing, and specific nature of proposed actions. However, any such projects would be subject to subsequent project-level environmental review and permitting at which time they would be required to demonstrate compliance with all federal, state, and TRPA regulations pertaining to the protection of fish and wildlife contained in Chapters 62 and 63 of the TRPA Code. Project-level planning and environmental analysis would identify potentially significant effects, minimize or avoid those impacts through the design process, and require mitigation for any significant effects as a condition of project approval. Therefore, implementation of the Tahoe Valley Area Plan would not result in the deterioration of existing fish or wildlife habitat quantity. Moreover, the Tahoe Valley Area Plan specifically identifies priority areas for SEZ restoration that would directly benefit water quality, scenic, recreation and habitat quantity and quality.

Thus, this would be a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None
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5.4.7 Cultural Resources (CEQA) and Archaeological/Historical (TRPA) This section presents the analyses for potential impacts to cultural, archaeological and historical resources, discussing the Project impacts on cultural resources related to the disturbance of archaeological, historical, architectural, and Native American/traditional heritage resources. The section also addresses disturbance of unknown archaeological resources, as well as paleontological resources (fossils). Table 19 identifies the applicable impacts, anticipated level of impact, and whether mitigation measures are required to reduce impacts to a less than significant level.

Table 19
Cultural Resources and Archaeological/Historical
CEQA Environmental
Checklist Item
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Measures
Less Than
Significant
Impact
No Impact

47. Cause a substantial adverse
change in the significance of a
historical resource as defined
in §15064.5? (CEQA 5a)
X

48. Cause a substantial adverse
change in the significance of
an archaeological resource
pursuant to §15064.5? (CEQA
5b)
X

49. Directly or indirectly destroy a
unique paleontological
resource or site or unique
geologic feature? (CEQA 5c)
X

50. Disturb any human remains,
including those interred
outside of formal cemeteries?
(CEQA 5d)
X
TRPA Initial Environmental
Checklist Item Yes No, With Mitigation
Data
Insufficient No

51. Will the proposal result in an
alteration of or adverse
physical or aesthetic effect to a
significant archaeological or
historical site, structure, object
or building? (TRPA 20a)
X

52. Is the proposed project located
on a property with any known
cultural, historical, and/or
archaeological resources,
including resources on TRPA
or other regulatory official
maps or records? (TRPA 20b)
X, LTS
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53. Is the property associated with
any historically significant
events and/or sites or persons?
(TRPA 20c)
X, LTS

54. Does the proposal have the
potential to cause a physical
change which would affect
unique ethnic cultural values?
(TRPA 20d)
X

55. Will the proposal restrict
historic or pre-historic
religious or sacred uses within
the potential impact area?
(TRPA 20e)
X

47. Would the Project cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? (CEQA 5a)
This potential effect is the same as those analyzed in the City General Plan Update and therefore the analysis is tiered from and is consistent with the General Plan EIR.

The 2015 Tahoe Valley Area Plan contains historic sites CA-Eld-721-H and CA-Eld-2240-H as identified by archaeological and historical investigations. These sites are associated with Pony Express and historic roadway along US Highway 50 and located in adjacent to US Highway 50. No additional cultural or historic sites are known to exist within the parcels proposed for inclusion in the Area Plan boundary amendments.

Previous cultural resources studies within the Tahoe Valley plan area suggest that it is sensitive for the presence of undiscovered prehistoric sites, historic sites, and historic buildings and structures (e.g., given the location of the former Barton Ranch complex, motels/auto courts). Therefore, known and undiscovered prehistoric and historic resources and human remains could be impacted by implementation of the Tahoe Valley Area Plan, which would result in the construction of approximately 373 additional dwelling units as well as an additional 102,000 square feet of commercial floor area (CFA).

The City and TRPA have historic resource protection policies and standards in place that are designed to ensure that known and undiscovered prehistoric resources, historic resources and human remains are not impacted as a result of a project, activity, or soil disturbance.

The Tahoe Valley Area Plan includes Policy NCR-6.1 that requires that identified historic and cultural resources be preserved where feasible. Where it is found that a resource has no economically viable future use, mitigation for the loss of the resource that would preserve public access to its historic or cultural significance shall be required.

General Plan Policy NCR-4.1 and NCR-4.2 directs the City to designate and preserve sites of historical, cultural, and architectural significance within the City and Section 67.3.4 of the TRPA Code of Ordinances prohibits soil disturbance in areas where designated historic resources are present.

General Plan Policy NCR-4.3 requires archeological investigations for all applicable discretionary projects, in accordance with CEQA regulations, for areas not previously surveyed and/or that are determined sensitive for cultural resources. The City requires the preservation of discovered archeologically significant resources in place if feasible, or provide mitigation prior to further disturbance. Section 67.3.1 requires projects and activities to cease all operations if a potential archeological, cultural, or historical resource is discovered, and a site survey to be performed by a qualified archaeologist to evaluate the potential for 1484
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General Plan Policy NCR-4.5 requires applicants and contractors for projects and other ground disturbing activities to notify the City if human remains are discovered and for all work to halt. The County Coroner shall be notified pursuant to California’s Public Resources Code and Health and Safety Code Section 7050.5. If the remains are determined to be Native American, the coroner will notify the Native American Heritage Commission, and the procedures outlined in CEQA Section 15064.5(d) and (e) shall be followed.

Section 67.3.2 of the TRPA Code of Ordinances requires a site survey to be performed by a qualified archaeologist within a project area of known or newly discovered sites of cultural and/or historic significance prior to TRPA project approval. The standard also requires consultation with the Washoe Tribe of California and Nevada for the presence of Washoe sites. If resources are discovered and deemed significant, then soil disturbance activity is prohibited until a resource protection plan is prepared that includes measures to protect the resource.

Implementation of the policies and standards listed above would ensure that cultural and ethnic values of known and undiscovered prehistoric resources, historic resources and human remains would not be impacted. Thus, this would be a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None

48. Would the Project cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? (CEQA 5b) See discussion and analysis for Question 47 above, concluding a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None

49. Would the Project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? (CEQA 5c)
This potential effect is the same as those analyzed in the City General Plan Update and therefore the analysis is tiered from and is consistent with the General Plan EIR.

A search of the University of California, Berkeley Museum of Paleontology collections database did not identify any evidence of paleontological resources within the Tahoe Valley plan area. Paleontological resources, however, have been identified in El Dorado County. Therefore, it is possible that implementation of any ground-disturbing activities as a result of the Tahoe Valley Area Plan could uncover previously unknown paleontological resources and could result in physical impacts to resources as a result of the construction of approximately 373 additional dwelling units as well as an additional 102,000 square feet of commercial floor area (CFA) that would be transferred from outside of the Tahoe Valley plan area.

The City has adopted General Plan Policy NCR-4.4 that requires paleontological resource evaluations be prepared, and measures to mitigate impacts to paleontological resources be identified, when fossils are discovered during ground-disturbing activities (CSLT 2011, p. NCR-7).

In addition, federal and state regulations, and TRPA Code (Chapter 67) address protection of 1485
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Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

50. Would the Project disturb any human remains, including those interred outside of formal cemeteries? (CEQA 5d)
The State, City and TRPA have historic resource protection policies and standards in place that are designed to ensure that known and undiscovered prehistoric resources, historic resources, and human remains are not impacted as a result of a project, activity, or soil disturbance.

General Plan Policy NCR-4.1 and NCR-4.2 directs the City to designate and preserve sites of historical, cultural, and architectural significance within the City and Section 67.3.4 of the TRPA Code of Ordinances prohibits soil disturbance in areas where designated historic resources are present.

General Plan Policy NCR-4.3 requires archeological investigations for all applicable discretionary projects, in accordance with CEQA regulations, for areas not previously surveyed and/or that are determined sensitive for cultural resources. The City requires the preservation of discovered archeologically-significant resources in place if feasible, or provide mitigation prior to further disturbance. Section 67.3.1 requires projects and activities to cease all operations if a potential archeological, cultural, or historical resource is discovered, and a site survey to be performed by a qualified archaeologist to evaluate the potential for significance of the resource.

General Plan Policy NCR-4.5 and Tahoe Valley Area Plan Policy NCR-6.3 requires applicants and contractors for projects and other ground disturbance activities to notify the City if human remains are discovered and for all work to halt. The County Corner shall be notified pursuant to State Public Resources Code and California’s Health and Safety Code Section 7050.5. If the remains are determined to be Native American, the coroner will notify the Native American Heritage Commission, and the procedures outlined in CEQA Section 15064.5(d) and (e) shall be followed.

Section 67.3.2 of the TRPA Code of Ordinances requires a site survey to be performed by a qualified archaeologist within a project area of known or newly discovered sites of cultural and/or historic significance prior to TRPA project approval. The standard also requires consultation with the Washoe Tribe of California and Nevada for the presence of Washoe sites. If resources are discovered and deemed significant, then soil disturbance activity is prohibited until a resource protection plan is prepared that includes measures to protect the resource.

Implementation of the policies and standards listed above would ensure that cultural and ethnic values of known and undiscovered prehistoric resources, historic resources and human remains would not be impacted. Thus, this would be a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None
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51. Will the Project result in an alteration of or adverse physical or aesthetic effect to a significant archaeological or historical site, structure, object or building? (TRPA 20a) This potential effect is the same as those analyzed in the City General Plan Update and therefore the analysis is tiered from and is consistent with the General Plan EIR. Also see discussion and analysis for Question 47 above.

The Tahoe Valley Area Plan amendments would not alter or revise the regulations pertaining to the protection of archaeological and historical resources.

The Tahoe Valley Area Plan contains historic sites CA-Eld-721-H and CA-Eld-2240-H as identified by archaeological and historical investigations. These sites are associated with the Pony Express Trail and an historic roadway near the Upper Truckee River and Marsh and are located nearby the existing US Highway 50 alignment where no changes are proposed to the Area Plan boundary. No additional cultural or historic sites are known to exist within the parcels proposed for inclusion in the amendments. Previous cultural resources studies within the Tahoe Valley plan area suggest that it is sensitive for the presence of undiscovered prehistoric sites, historic sites, and historic buildings and structures (e.g., given the location of the former Barton Ranch complex, motels/auto courts). Therefore, known and undiscovered prehistoric and historic resources and human remains could be impacted by the Tahoe Valley Area Plan, which would result in the construction of approximately 373 additional dwelling units as well as an additional 102,000 square feet of commercial floor area (CFA).

The potential exists within the Tahoe Valley plan area, like elsewhere in the Tahoe Basin and consistent with existing conditions, for previously undiscovered archaeological or historic resources to be discovered during any earth-moving activities.

The Tahoe Valley Area Plan would accommodate development, which could occur on properties that include known historical or archaeological resources; be associated with historically significant events or individuals; or result in adverse physical or aesthetic effects to a significant historical or archaeological site, structure, object, or building. Additionally, development permitted within the Tahoe Valley area could result in physical changes that would affect unique ethnic cultural values or restrict historic or prehistoric religious or sacred uses. However, federal and state regulations, TRPA Code (Chapter 67) and General Plan policies address protection of these resources and provide processes to avoid or minimize impacts to historic and archaeological resources. Because any development associated with the Tahoe Valley Area Plan would be required to comply with these regulations, consistent with existing practices, it would not alter or adversely affect archeological or historical resources. Thus, this would be a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None

52. Is the Project located on a property with any known cultural, historical, and/or archaeological resources, including resources on TRPA or other regulatory official maps or records? (TRPA 20b)
See discussion in Question 51 above that identified two mapped resources on TRPA’s official maps.

Because any development associated with the Tahoe Valley Area Plan amendments would be required to comply with TRPA regulations (Chapter 67) that prohibits grading, operation of equipment, or other soil disturbance in areas where a designated historic resource is present, except in accordance with a TRPAapproved resource protection plan, it would not alter or adversely affect cultural, historical, and/or archaeological resources identified on TRPA’s or other regulatory maps. Thus, this would be a less than 1487
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Environmental Analysis: Less than Significant Impact.

Required Mitigation: None

53. Is the Project associated with any historically significant events and/or sites or persons? (TRPA 20c)
See discussions and analyses discussions for Questions 47 through 52 above, concluding a less than significant impact..

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None

54. Does the Project have the potential to cause a physical change which would affect unique ethnic cultural values? (TRPA 20d)
See discussions and analyses for Question 51 and 52 above. Implementation of, federal and state regulations, TRPA Code (Chapter 67) and General Plan policies address protection of historic, cultural, archaeological and paleontological resources and provide processes to avoid or minimize impacts to these resources. Therefore any development associated with the Tahoe Valley Area Plan would not result in a physical change which would affect unique ethnic cultural values. Thus, this would be a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None

55. Will the Project restrict historic or pre-historic religious or sacred uses within the potential impact area? (TRPA 20e)
See discussion and analysis for Question 51 above, concluding a less than significant impact..

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None
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5.4.8 Geology and Soils (CEQA) and Land (TRPA)
This section presents the analyses for potential impacts to geology, soils and land. Table 20 identifies the applicable impacts, anticipated level of impact, and whether mitigation measures are required to reduce impacts to a less than significant level.

Table 20
Geology and Soils and Land
CEQA Environmental
Checklist Item
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Measures
Less Than
Significant
Impact
No Impact

56. Expose people or structuresto
potential substantial adverse
effects, including the risk of
loss, injury, or death
involving:
i) Rupture of a known
earthquake fault, as delineated
on the most recent AlquistPriolo Earthquake Fault
Zoning Map issued by the
State Geologist for the area or
based on other substantial
evidence of a known fault?
Refer to Division of Mines and
Geology Special Publication
42?
ii) Strong seismic ground
shaking?
iii) Seismic-related ground
failure, including liquefaction?
iv) Landslides? (CEQA VIa)
X

57. Result in substantial soil
erosion or the loss of topsoil?
(CEQA VIb)
X

58. Be located on a geologic unit
or soil that is unstable, or that
would become unstable as a
result of the project, and
potentially result in on- or offsite landslide, lateral spreading, subsidence,
liquefaction or collapse?
(CEQA VIc)
X
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59. Be located on expansive soil,
as defined in Table 18-1-B of
the Uniform Building Code
(1994), creating substantial
risks to life or property?
(CEQA VId)
X

60. Have soils incapable of
adequately supporting the use
of septic tanks or alternative
waste water disposal systems
where sewers are not available
for the disposal of waste
water? (CEQA VIe)
X
TRPA Initial Environmental
Checklist Item Yes No, With Mitigation
Data
Insufficient No

61. Compaction or covering of the
soil beyond the limits allowed
in the land capability or
Individual Parcel Evaluation
System (IPES)? (TRPA 1a)
X

62. A change in the topography or
ground surface relief features
of site inconsistent with the
natural surrounding
conditions? (TRPA 1b)
X

63. Unstable soil conditions
during or after completion of
the proposal? (TRPA 1c)
X

64. Changes in the undisturbed
soil or native geologic
substructures or grading in
excess of 5 feet? (TRPA 1d)
X

65. The continuation of or increase
in wind or water erosion of
soils, either on or off the site?
(TRPA 1e)
X

66. Changes in deposition or
erosion of beach sand, or
changesin siltation, deposition
or erosion, including natural
littoral processes, which may
modify the channel of a river
or stream or the bed of a lake?
(TRPA 1f)
X

67. Exposure of people or property
to geologic hazards such as
earthquakes, landslides,
backshore erosion, avalanches,
mud slides, ground failure, or
similar hazards? (TRPA 1g)
X
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56. Would the Project expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving:

56.i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42? (CEQA VIa).

This potential effect is the same as those analyzed in the City General Plan EIR and therefore this analysis tiers from the General Plan EIR. (CSLT 2010, p. 4.8-28.) The Tahoe Valley Area Plan is located in the Sierra Nevada geomorphic province, which is a block mountain range tilting west approximately 400 miles long and 50 to 80 miles wide. Its east face is a high, rugged multiple scarp, while the gentle western slope is overlapped by sedimentary rocks of the Great Valley geomorphic province. Volcanic sheets are found to the north, extending south from the Cascade Range. Elevations of the peaks within the province range from 1,000 to 14,495 feet (300 to 4,407 meters).

The province is composed of Mesozoic granitic and ultramafic rocks, Paleozoic and Mesozoic strongly metamorphosed sedimentary and volcanic rocks, and Cenozoic volcanic rocks.

The Tahoe Valley Area Plan is located in UBC Seismic Hazard Zone 3. This designation indicates that earthquakes in the region have the potential to make standing difficult and to cause stucco and some masonry walls to fall. Structures in this zone must be designed to meet the regulations and standards associated with Zone 3 hazards set forth in the UBC and CBC. The Tahoe Valley plan area is located in a region of California characterized by historical seismic activity. However, the UBC recognizes no active seismic source in the Tahoe Valley plan area vicinity.

The Basin is located in a region of active and potentially active faults as evidenced by historical seismic data and certain topographical features. Specifically, recent fault activity has been identified along the major north-south fault zone that lies along the eastern edge of the Sierra Nevada. There are no active faults within the City; however, there are several known faults within 10 miles of the Tahoe Valley plan area including the active, class B, Genoa Fault.6 Table 21 identifies all known faults in the vicinity of the Tahoe Valley plan area.

Table 21
Faults in the Vicinity of City of South Lake Tahoe
Name
Approximate Distance
and Direction from
Planning Area
Time of Most Recent
Deformation
Active or Potentially
Active?
West Tahoe-Dollar Point
Fault Zone 5 miles northwest Quaternary (<2.0 Ma) Potentially Active Genoa Fault Zone 8 miles east Latest Quaternary (<15
ka)
Active
Tahoe Valley Fault Zone <1 mile west, south and
east Tertiary or Earlier
East Tahoe Fault Zone 2 miles north Quaternary (1.6 Ma) Potentially Active Tahoe-Sierra Frontal
Fault Zone 4 miles northwest Tertiary of Earlier
Source: USGSQuaternary Fault Database; CGS, 2023
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Environmental Analysis: Less than Significant Impact.

Required Mitigation: None

56.ii) Strong seismic ground shaking?
See discussion and analysis for Question 56.i above.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None

56.iii) Seismic-related ground failure, including liquefaction? See discussion and analysis for Question 56.i above.

The potential for seismic-related ground shaking in the Region could also contribute to public safety risks and property damage associated with ground failure including liquefaction, lateral spreading, collapse, and settlement. In addition, portions of the Tahoe Valley Area Plan have relatively high ground water levels that can contribute to the potential for ground failure, particularly during excavation and construction of below-grade structures (CSLT 2010, pp, 4.8-28 to 4.8-29). Hazards associated with seismic-related ground failure are also regulated by the CBC standards which are adopted in Chapter 6.15 of the City Code to ensure that structures area properly designed and constructed to withstand anticipated ground failure.

Therefore, the risk of injury or property damage from strong ground shaking or resulting ground failure would not be substantially increased from implementation of the Tahoe Valley Area Plan and therefore a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

56.iv) Landslides?
The varied topography within the Lake Tahoe Basin makes many areas susceptible to landslide hazards, however, the Tahoe Valley plan area is located in a relatively alluvial fan with slopes that range from 0 to 5 percent. It is not anticipated that the Tahoe Valley Area Plan will not expose people or structures to landslides.

Environmental Analysis: No Impact.

Required Mitigation: None.
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57. Would the Project result in substantial soil erosion or the loss of topsoil? (CEQA VIb) See discussions and analyses for Questions 62, 63 and 64 below.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

58. Would the Project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the Project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? (CEQA VIc)
See discussions and analyses for Questions 56i through iv above and Question 59 below.

Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

59. Would the Project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? (CEQA VId) According to the Swelling Clays Map of The Coterminous United State, the Tahoe Basin falls within an area that is underlain with little to no clays with swelling potential (USGS 1989). However, soil units mapped within the Basin contain soils with low to high shrink/well potential (NRCS 2007).

The Tahoe Valley plan area is located within the Upper Truckee Hydrologically Related Area. Soil map units within the Tahoe Valley plan area are predominantly coarse-textured and are not expansive.

Additionally, through adherence to existing regulation, projects implemented within the Tahoe Valley Area Plan would be required to undergo site-specific environmental review and, as appropriate, geotechnical analysis (TRPA Code Section 33.4 and City Code Title 6 and Title 7) to determine the design, grading, and construction practices required to avoid or reduce geologic hazards including those associated with unstable, expansive soils and slope failure. Absence of expansive soils and adherence to existing regulations would ensure impacts would be less than significant.

Environmental Analysis: Less than Significant Impact.

Required mitigation: None.

60. Would the Project have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? (CEQA VIe)
Development of septic systems or alternative wastewater disposal systems in areas of soils that are inadequate to support such a use results in a significant impact. However, the Porter-Cologne Water Quality Act requires all sewage and wastewater to be disposed of outside the Lake Tahoe Basin. Therefore, the use of septic tanks or alternative wastewater disposal are prohibited in the Lake Tahoe Basin.

Environmental Analysis: No Impact.

Required mitigation: None.
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61. Would the Project result in compaction or covering of the soil beyond the limits allowed in the land capability or Individual Parcel Evaluation System (IPES)? (TRPA 1a) This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore the analysis is tiered from and is consistent with the RPU EIS. As discussed in Impact 3.7-1 of the DEIS (TRPA 2012a, pp. 3.7-18 to 3.7-19), the analysis concluded that increased coverage allowances up to 70 percent in conforming area plans would have a less than significant effect provided that it’s located on high capability lands and the increased coverage comes from the transfer and retirement of existing coverage.

The following maximum allowable coverage provisions (base allowable plus transferred) would apply in the Tahoe Valley Area Plan:

For new development and redevelopment of all use types in the Town Center Core, Town Center Gateway, Town Center Mixed-Use Corridor, Town Center Neighborhood Professional, and Town Center Health Care districts, the maximum coverage is 70 percent of the project area located in high capability lands. Under the proposed amendment, 23 parcels (11.5 acres) would be added to the Town Center boundary and therefore eligible for additional land coverage up to 70 percent with transfer. In addition, the adoption of TRPA Phase 2 Housing Amendments would increase land coverage limits for 100 percent deed restricted affordable housing projects within Town Centers and areas zoned for multi-family housing nearby to Town Centers.

However, TRPA amendments that permit increased land coverage for deed restricted affordable housing also require that the housing developments connect to a public stormwater treatment system, or that the project stormwater treatment system be maintained and operated by a responsible public entity.

In the proposed Tahoe Valley Emerald Bay Connection Corridor Residential district, the maximum allowed coverage is unchanged and is based on either the Individual Parcel Evaluation System (IPES) for singlefamily dwellings, or Bailey land capability classification for multi-family dwellings.

The existing transfer provisions of the TRPA Code of Ordinances would apply to the Tahoe Valley Area Plan with one modification to incentivize the relocation of land coverage from SEZs and retirement of land coverage from non-sensitive lands. Pursuant to Section 30.3.3 of the TRPA Code of Ordinances, development proposing coverage in excess of the base allowable is required to transfer coverage up the maximum permitted as follows:

In the Town Center Gateway, Town Center Mixed-Use Corridor, Town Center Neighborhood Professional, Town Center Healthcare, and the Commercial Mixed-Use districts, coverage shall be transferred at a ratio of 1:1 from sensitive land up to the maximum land coverage of 70 percent. Pursuant to TRPA Code Section

30.4.2, coverage from non-sensitive land shall be transferred at a ratio of 1:1 up to 50 percent, then on an increasing sliding scale based on the total resulting coverage on the receiving parcel up to maximum land coverage of 70 percent, which is transferred at 2:1.

Coverage transferred to the Tahoe Valley plan area can earn bonus coverage from the City’s coverage pool as follows: Coverage transferred from the TRPA designated Stream Restoration Plan Area can earn 1 square foot of bonus coverage for every 1 square foot of SEZ coverage transferred; coverage transferred from the Tahoe Valley Greenbelt project area may earn 1 square foot of bonus coverage for every 1 square foot of SEZ coverage transferred; and coverage transferred from the Upper Truckee River HRA may earn one-half square foot of bonus coverage for every 1 square foot of SEZ coverage transferred.

For two parcels within the Tahoe Valley Area Plan where Barton Hospital is currently located (El Dorado County APNs 023-081-03 and 023-081-09), coverage shall be transferred pursuant to following transfer provisions:
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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  Coverage transferred up to 70 percent shall be transferred pursuant to section 30.4.3 of the TRPA Code.
 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 shall be transferred from parcels that have not installed permanent BMPs. (TVAP, Exhibit C, p. C-18, Linear Public Facilities and Public Health and Safety Facilities.) For the Barton Hospital parcels, coverage would be transferred pursuant to Table 30.4.4-1 of the TRPA Code using the existing sliding scale up to 70 percent, and between 70 percent and 90 percent coverage shall be transferred at a ratio of 2.5:1.

Implementation of the Tahoe Valley Area Plan could potentially result in an increase in coverage on vacant and under covered parcels containing high capability land as a result of constructing 373 residential units and up to 102,000 square feet of commercial floor area. The Tahoe Valley Area Plan would implement the existing land coverage standards of Chapter 30 of the TRPA Code of Ordinances which would allow development to exceed the base allowable coverage through transfer of coverage, and pursuant to Chapter 13 of the TRPA Code of Ordinances. Proposed coverage limits, when combined with transfer incentives can potentially result in coverage reduction on sensitive land and retirement of coverage on other high capability land as shown in Table 22.

Table 22
Coverage Reduction as a Result of Updated Mapping, Proposed Coverage Standards, and Transfer Incentive 2015 Tahoe Valley Area Plan
Coverage Reduction from Transfers from Sensitive Lands 43.5 Coverage Reductions from Transfers from Non-Sensitive Lands 72.4 Coverage Retirement from Transfers 28.9
Source: TRPA, Aerial LiDAR 2010, TRPA GIS, 2014; adapted by City of South Lake Tahoe.

Under the Tahoe Valley Area Plan, development would continue to occur on a project-by-project basis.

Future development projects would be assessed on an individual basis and would be required to conform to the existing land coverage requirements under Chapters 30 and 53 of the TRPA Code of Ordinances and the proposed alternative land coverage management system of the Tahoe Valley Area Plan. Continuation of existing coverage policies in the Tahoe Valley Area Plan would focus on limiting coverage outside the plan area boundaries, by providing incentives for concentrating coverage on high capability lands in the town center and promoting the removal and transfer of coverage from SEZs and sensitive lands by allowing a maximum of 70 percent coverage. As depicted in Table 23, buildout of the 2015 Tahoe Valley Area Plan would result in an increase of 13.6 acres of additional base allowable coverage as a result of updated 2015 land capability mapping, and 43.5 acres of transferred coverage for a total net increase of

57.0 acres in coverage on vacant or under covered parcels containing high capability land in the Tahoe Valley plan area. To achieve this increased coverage, restoration and transfers of existing coverage would be required. Applying the existing transfer provisions, implementation of the Tahoe Valley Area Plan could result in the reduction of 43.5 acres of coverage in sensitive land, or a reduction and relocation of 72.4 acres of coverage and permanent retirement of 28.9 acres of coverage in non-sensitive land. Since the 2015 Area Plan adoption the construction of the Barton Center of Excellence resulted in the transfer of 49,669 square feet (1.14 acres) of SEZ coverage from the South Upper Truckee HRA to the project site and the permanent retirement of 30,663 (0.7 acres) of SEZ coverage. Further buildout of the Tahoe Valley Area Plan would result in the decrease of land coverage within the Upper Truckee HRA and sensitive land, while increasing coverage within high capability lands as development is further concentrated in the expanded town center to promote a compact land use pattern.
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Estimated Land Coverage – 2015 Tahoe Valley Area Plan Buildout Existing Coverage 127.1
New Base Allowable Coverage1 13.6
Transferred of Coverage up to 50% 15.9
Transferred Coverage up to 70% 25.0
Transferred Coverage up to 90% 2.6
Total Maximum Coverage (Base + Transferred) 57.0
Source: TRPA, Aerial LiDAR 2010, TRPA GIS, 2014; adapted by City of South Lake Tahoe.

1. New base allowable coverage is based on individual parcels and does not include the US50, SR 89 or City streets.

Although the proposed Tahoe Valley Area Plan would allow new base coverage and relocate existing coverage to parcels in the Tahoe Valley plan area, all new impervious base coverage and transferred coverage would still fall within the limits established by the Bailey Land Capability Classification System.

Although it is not possible to be certain where coverage transfers will come from (other than the Upper Truckee River HRA), it is feasible to assume that existing and proposed land coverage policies and regulations of the Tahoe Valley Area Plan, which established maximum allowable coverage, prohibits additional coverage in sensitive lands (with few exceptions allowed by TRPA Code), and establishes transfer ratios that incentivize coverage removal will result in either restoration of sensitive lands or the permanent retirement of coverage. Therefore, the Tahoe Valley Area Plan would result in additional coverage that would be limited such that the total coverage permitted by the Bailey system is not exceeded, and in many cases would result in a reduction of coverage. Thus, coverage impacts under the proposed Tahoe Valley Area Plan would be less than significant.

In addition to the above analysis concluding a less than significant impact, the Tahoe Valley Area Plan also adopts the following policies to ensure that land coverage limitations are not exceeded and incentives are provided for the relocation of coverage from sensitive lands:

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

Policy NCR-7.2 – Land Coverage Transfer Incentives To promote SEZ restoration in the Tahoe Valley plan area and the Upper Truckee Hydrologic watershed, all projects transferring and removing coverage from designated sending areas to offset existing excess coverage pursuant to Section 30.6 of the TRPA Code or to go up to the maximum coverage of 70 percent within land capability districts 4-7, inclusive, may be awarded coverage from the City’s coverage pool, subject to availability. Bonus coverage from the City may be earned pursuant to the transfer ratios in the following table:
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TRPA Designated Stream Restoration Plan Area 1
Tahoe Valley Greenbelt and Associated SEZs 1
Other SEZs in the Upper Truckee Watershed
Hydrologically Related Area Located within the
City Limits

0.5 Environmental Analysis: Less than Significant Impact.

Required Mitigation: None.

62. Will the Project result in a change in the topography or ground surface relief features of site inconsistent with the natural surrounding conditions? (TRPA 1b) This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore the analysis is tiered from and is consistent with the RPU EIS. (TRPA 2012a, pp. 3.7-47 to 3.7-48.) The Tahoe Valley Area Plan Amendments would not alter or revise the regulations pertaining to grading.

Consistent with existing requirements, grading and construction activities associated with projects that could occur under the Tahoe Valley Area Plan with subsequent approval would be required to comply with the provisions of Chapter 33, “Grading and Construction,” of the TRPA Code and Chapters 7.15 and 7.20 of the City Code. Chapter 33 includes specific provisions for timing of grading, winterization of construction sites, specifications for cut and fills areas, protection of vegetation during construction, and preparation of a Slope Stabilization Plan for projects at the request of TRPA.

Additionally, in accordance with Section 7.15.100 of the City Code, all projects are required to implement temporary best management practices (BMPs) in accordance with the Handbook of Best Management Practices and maintained throughout the construction period until winterization and installation of permanent BMPs once construction has been finalized.

Any subsequent projects allowed within the Tahoe Valley Area Plan would be subject to permitting by the City and/or TRPA. Consistent with existing requirements, permit applicants would be required to demonstrate that any proposed grading would occur consistent with TRPA Code and City Code provisions that are protective of topography and ground surface relief features and are intended to retain natural conditions. Thus, this would be a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required mitigation: None.

63. Will the Project result in unstable soil conditions during or after completion of the proposal? (TRPA 1c)
This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore the analysis is tiered from and is consistent with the RPU EIS. (TRPA 2012a, pp. 3.7-47 to 3.7-48.) The Tahoe Valley Area Plan Amendments would not alter or revise the regulations pertaining to BMPs for soil erosion. Consistent with existing requirements, soil disturbance associated with projects that could occur under the Tahoe Valley Area Plan with subsequent approval would be required to comply with 1497
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Any subsequent projects allowed within the Tahoe Valley Area Plan would be subject to permitting by the City and/or TRPA. Consistent with existing requirements, permit applicants would be required to demonstrate that any proposed soil disturbance would occur consistent with TRPA and City Code provisions related to BMPs. Thus, this would be a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required mitigation: None.

64. Will the Project result in changes in the undisturbed soil or native geologic substructures or grading in excess of 5 feet? (TRPA 1d)
This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore the analysis is tiered from and is consistent with the RPU EIS. (TRPA 2012a, pp. 3.7-47 to 3.7-53.) The Tahoe Valley Area Plan Amendments would not alter or revise the regulations pertaining to grading, excavation, and new disturbance. Consistent with existing requirements, projects that could occur under the Tahoe Valley Area Plan with subsequent approval could result in new soil disturbance, changes to native geologic substructures, and grading in excess of 5 feet. However, all projects would be required to comply with the provisions of Chapter 30 of the TRPA Code and Chapter 7.20 of the City Code regarding permanent disturbance and Section 33.3.6 of the TRPA Code regarding excavation depths that protect subsurface groundwater. Thus, this would be a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required mitigation: None.

65. Will the Project result in the continuation of or increase in wind or water erosion of soils, either on or off the site? (TRPA 1e)
See discussion and analysis for Question 62 above, concluding a less than significant impact..

Environmental Analysis: Less than Significant Impact.

Required mitigation: None.

66. Will the Project result in changes in deposition or erosion of beach sand, or changes in siltation, deposition or erosion, including natural littoral processes, which may modify the channel of a river or stream or the bed of a lake? (TRPA 1f)
This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore the analysis is tiered from and is consistent with the RPU EIS. (TRPA 2012a, pp. 3.7-47 to 3.7-53.) The Tahoe Valley Area Plan Amendments would not alter or revise the regulations pertaining to the deposition of beach sand, or changes in siltation, deposition, or erosion, including natural littoral processes, and the Tahoe Valley Area Plan does not contain any lakes, streams or rivers. Thus, this would be a less than significant impact.

Environmental Analysis: Less than Significant Impact.
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67. Will the Project result in exposure of people or property to geologic hazards such as earthquakes, landslides, backshore erosion, avalanches, mudslides, ground failure, or similar hazards? (TRPA 1g)
This potential effect is the same as those analyzed in the TRPA Regional Plan Update, and therefore the analysis is tiered from and is consistent with the RPU EIS. (TRPA 2012a, pp. 3.7-47 to 3.7-53.) See also, discussion and analyses for Questions 56i through 56iv above.

The Tahoe Valley Area Plan Amendments would not alter or revise the regulations pertaining to geologic hazards. Chapter 35, Natural Hazard Standards, of the TRPA Code includes provisions addressing avalanche, floodplains, and wildfire and Chapter 6.15 of the City Code which addresses CBC and IBC building standards, which includes protections for persons and property from seismic and geologic hazards.

Consistent with existing conditions, any subsequent project allowed within the Tahoe Valley Area Plan would be subject to project-level permitting and environmental review by the City and/or TRPA. Such projects would be required to meet all applicable building codes and standards and would be required to undergo site-specific geotechnical analysis as specified by Section 33.4 of the TRPA Code and Title 6 and Title 7 of the City Code. Therefore, the Tahoe Valley Area Plan would not expose people or property to geologic hazards. Thus, this would be a less than significant impact.

Environmental Analysis: Less than Significant Impact.

Required mitigation: None.
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5.4.9 Greenhouse Gas Emissions
This section presents the analyses for potential impacts to greenhouse gas (GHG) emissions. Table 24 identifies the applicable impacts, anticipated level of impact, and whether mitigation measures are required to reduce impacts to a less than significant level.

Table 24
Greenhouse Gas Emissions
CEQA Environmental
Checklist Item
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Measures
Less Than
Significant
Impact
No Impact

68. Greenhouse gas emissions,
either directly or indirectly,
that may have a significant
impact on the environment?
(CEQA VIIa)
X

69. Conflict with an applicable
plan, policy or regulation
adopted for the purpose of
reducing the emissions of
greenhouse gases? (CEQA
VIIb)
X
TRPA Initial Environmental
Checklist Item Yes No, With Mitigation
Data
Insufficient No
Same as Question 27: Will the
Projectsignificantly alter climate,
air movement, moisture, or
temperature? (TRPA 2d)
X, LTS
Certain gases in the earth’s atmosphere, classified as greenhouse gases (GHGs), play a critical role in determining the earth’s surface temperature. Solar radiation enters the earth’s atmosphere from space. A portion of the radiation is absorbed by the earth’s surface and a smaller portion of this radiation is reflected toward space. This absorbed radiation is then emitted from the earth a low-frequency infrared radiation.

The frequencies at which bodies emit radiation are proportional to temperature. The earth has a much lower temperature than the sun; therefore, the earth emits lower frequency radiation. Most solar radiation passes through GHGs; however, infrared radiation is absorbed by these gases. As a result, radiation that otherwise would have escaped back into space is instead trapped, resulting in a warming atmosphere. The phenomenon, knows as the greenhouse effect, is responsible for maintaining a habitable climate on earth.

Prominent GHGs contributing to the greenhouse effect are carbon dioxide (CO2), methane, nitrous oxide, hydrofluorocarbons, perfluorocarbons, and sulfur hexafluoride. Human-caused emissions of GHGs in excess of natural ambient concentrations are believed to be responsible for intensifying the greenhouse effect and leading to a trend of unnatural warming of the earth’s climate, known as global climate change or global warming. It is “extremely likely” that more than half of the observed increase in global average surface temperature from 1951 to 2010 was caused by the anthropogenic increase in GHG concentrations and other anthropogenic forcing (IPCC 2014:3, 5).
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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 Climate change is a global problem. GHGs are global pollutants, unlike criteria air pollutants and toxic air contaminants, which are pollutants of regional and local concern. Whereas pollutants with localized air quality effects have relatively short atmospheric lifetimes (about one day), GHGs have long atmospheric lifetimes (one to several thousand years). GHGs persist in the atmosphere for long enough time periods to be dispersed around the globe. Although the exact lifetime of any particular GHG molecule is dependent on multiple variables and cannot be pinpointed, it is understood that more CO2 is emitted into the atmosphere than is sequestered by ocean uptake, vegetation, and other forms of sequestration. Of the total annual human-caused CO2 emissions, approximately 55 percent is sequestered through ocean and land uptakes every year, averaged over the last 50 years, whereas the remaining 45 percent of human-caused CO2 emissions remains stored in the atmosphere (IPCC 2013:467). The quantity of GHGs that ultimately result in climate change is not precisely known; but is enormous; no single project alone would measurably contribute to an incremental change in the global average temperature, or to global, local, or microclimates.

From the standpoint of CEQA, GHG impacts to global climate change are inherently cumulative.

GHG emissions are attributable in large part to human activities associated with the transportation, industrial/manufacturing, utility, residential, commercial, and agricultural emissions sectors (CARB 2017a).

In California, the transportation sector is the largest emitter of GHGs, followed by electricity generation (CARB 2017a). Emissions of CO2 are byproducts of fossil fuel combustion. Methane, a highly potent GHG, primarily results from off gassing (the release of chemicals from nonmetallic substances under ambient or greater pressure conditions) and is largely associated with agricultural practices and landfills.

Nitrous oxide is also largely attributable to agricultural practices and soil management. CO2 sinks, or reservoirs, include vegetation and the ocean, which absorb CO2 through sequestration and dissolution (CO2 dissolving into the water), respectively, two of the most common processes for removing CO2 from the atmosphere.

Assembly Bill 32, the California Global Warming Solutions Act of 2006 In September 2006, the California Global Warming Solutions Act of 2006, Assembly Bill (AB) 32, was signed into law. AB 32 establishes regulatory, reporting, and market mechanisms to achieve quantifiable reductions in GHG emissions and a cap on statewide GHG emissions. AB 32 requires that statewide GHG emissions be reduced to 1990 levels by 2020. AB 32 also requires that (a) the statewide greenhouse gas emissions limit remain in effect unless otherwise amended or repealed, (b) the statewide greenhouse gas emissions limit continue in existence and be used to maintain and continue reductions in emissions of greenhouse gases beyond 2020, and (c) [CARB] shall make recommendations to the Governor and the Legislature on how to continue reductions of greenhouse gas emissions beyond 2020 [California Health and Safety Code, Division 25.5, Part 3, Section 38551]. For the purposes of AB 32 and other legislation in California, GHGs are expressed in carbon-dioxide-equivalent (CO2e). CO2e is a measurement used to account for the fact that different GHGs have different potential to retain infrared radiation in the atmosphere and contribute to the greenhouse effect. This potential, known as the global warming potential of a GHG, is dependent on the lifetime, or persistence, of the gas molecule in the atmosphere.