Agenda packet — South Lake Tahoe City Council, June 3, 2025 (part 2 of 2)

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City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: June 3, 2025
Agenda Item #:12
Agenda Item: Ordinance Amending Vacation Home Rental Regulations Outside Tourist Core (First Reading)
Executive Summary: On May 6, 2025, City Council passed a motion by a vote of 4-1 (Jinkens no) to bring back an ordinance making the following changes to the pre-Measure T regulations that were in place as of November 2018 as they apply outside the Tourist Core: (1) Remove the cap and establish a 150-foot buffer; (2) allow condominiums to hold a VHR permit if they had one as of Sept. 1, 2016, with condominiums exempt from the 150-foot buffer; (3) In-person or virtual check-in required with either a wet or electronic signature on a Good Neighbor Contract at or before check-in, 24/7 in-person response to complaints, indoor noise monitoring, outdoor cameras for trash and parking areas, and requirement to have an animal-resistant recycling cart when available; (4) occupancy lowered to two per bedroom, exempting up to five children aged 13 and under; (5) eliminate two-year waiting period from May 6 version of draft Ordinance; (6) require defensible space inspections; (7) increase consequences for violations including providing that the owner can always be cited and rules apply to all; (8) all VHR permits will be issued by the Police Department; (9) no more than 150 permits will be issued per month; (10) the Planning Commission will have the final decision on appeals of permit denials and revocations, and any appeal of a third citation within 24 months resulting in revocation will be heard by the Planning Commission along with any revocation appeal; (11) staff will review VHR permit fee to ensure complete cost recovery; (12) provide permitting preference for prior VHR/QVHR permittees who were in good standing. City Council's requested amendments are included in the proposed Ordinance.

Requested Action / Suggested Motions: Pass a Motion to hold a first reading (by title only) of an Ordinance Amending Article V (Vacation Home Rentals) of Chapter 3.50 (Transient Lodging) and Table

2.35.070 (Appealable Actions and Matters) of the South Lake Tahoe City Code to Modify the Regulation of Vacation Home Rentals Located Outside the Tourist Core Area Plan Responsible Staff Member: Heather Stroud, City Attorney Joseph Irvin, City Manager Reviewed and Approved By: Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Attachments:
01 - Staff Report - First Reading VHR Ord Amendments.docx 02 - Ordinance - VHR Amendments.docx
03 - VHR Ordinance Amendments Redline.pdf
04 - Appeal Table Redline.pdf
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City of South Lake Tahoe
Report to City Council
Meeting Date: June 3, 2025
Title: Ordinance Amending Vacation Home Rental Regulations Outside Tourist Core (First Reading)
Location: Citywide
Responsible Staff Members: Heather Stroud, City Attorney (530) 542-6046 Joseph Irvin, City Manager (530) 542-6000
Background: On November 21, 2017, City Council adopted Ordinance No. 1114 to repeal and replace Article V (Vacation Home Rentals) of Chapter 3.50 of Title 3 of the South Lake Tahoe City Code. Ordinance No. 1114 addressed concerns and impacts of Vacation Home Rentals (“VHRs”), including adding a cap of 1400 VHRs outside the Tourist Core, operational requirements including occupancy limits, restrictions on hot tub hours, prohibition of commercial activities such as weddings, parking restrictions, noise/quiet hours, and requirement to properly secure trash in bear boxes. On August 21, 2018, City Council adopted Ordinance No. 2018-1120 to make further amendments, including clarifying when the owner versus occupant would be subject to a citation for violating operating conditions and making exceptions to certain parking and trash requirements for properties within a Homeowners Association having their own regulations.

On the election held on November 6, 2018, a local citizens initiative called Measure T passed.

Beginning after a phase-out period, Measure T prohibited VHRs in certain areas of the City where they had previously been permitted, including residentially-zoned areas, multifamily dwellings, and areas added to the Tourist Core after 2017. An organization called South Lake Tahoe Property Owners Group filed a lawsuit challenging Measure T on various grounds. In February 2021, Measure T was upheld in its entirety by the El Dorado County Superior Court, and Plaintiff filed an appeal. The court of appeal affirmed the trial court’s judgment upholding Measure T, except that it remanded the case for the trial court to consider whether the “permanent resident” exception in the Qualified VHR provisions of Measure T violates the dormant Commerce Clause of the U.S.

Constitution. On March 13, 2025, the El Dorado County Superior Court issued a ruling finding that the Qualified VHR provisions are unconstitutional because they impermissibly discriminate against interstate commerce, and that these provisions are not severable from the remainder of Measure T, requiring that Measure T be struck down in its entirety.

On April 1, 2025, City Council voted not to appeal the court’s Measure T decision and adopted an urgency ordinance to establish a temporary moratorium on issuing VHR permits in areas that are affected by the court’s decision to provide time for City Council to study and make any desired changes to the pre-Measure T VHR regulations to address some of the nuisance concerns that led to the passage of Measure T, and allow for an orderly implementation of permitting. 1086
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On April 22, 2025, City Council heard a staff report and passed a motion by a vote of 3-2 (Wallace, Jinkens, and Roberts voting yes and Bass and Robbins voting no), to direct staff to bring back an ordinance making certain changes to the pre-Measure T regulations that were in place as of November 2018, including lowering the cap from 1400 to 900 VHR permits outside the Tourist Core Area Plan, prohibiting VHRs in all multi-family dwellings outside of commercial and Tourist Core Area Plan areas, lowering occupancy limits to two per bedroom plus two, requiring a local property manager, and requiring a two-year waiting period after sale of property to get a permit.

On May 6, 2025, City Council considered a draft ordinance making these amendments, but voted 4-1 (Robbins no) to make further revisions to the draft ordinance and bring it back for a first reading on June 3, 2025:
1) Remove the cap and establish a 150-foot buffer.
2) Allow condominiums to hold a VHR permit if they had one as of September 1, 2016, with condominiums exempt from the 150-foot buffer.
3) In-person or virtual face-to-face check in with either a wet or electronic signature on a Good Neighbor Contract at or before check in. 24/7 in-person response to complaints. Indoor noise monitoring. Outdoor cameras for trash and parking.

Require animal-resistant recycling carts when they are available. 4) Occupancy limit will be two per bedroom, exempting up to five children age 13 and under, except for studios where the occupancy limit will be two people plus two children age 13 or under.
5) There will be no two-year waiting period to apply for a VHR permit after the sale of a property.
6) Require defensible space inspections.
7) Increase consequences for violations; owner can always be cited/rules apply to all. 8) All VHR permits will be issued by the Police Department. 9) Monthly limit of 150 permits issued.
10) The Planning Commission will have the final decision on appeals of permit denials and revocations. Any appeals of first and second citations within a 24-month period will go to the hearing officer, with the third appeal, if any, going to the Planning Commission with any revocation appeal.
11) Staff will review VHR permit fee to ensure complete cost recovery. 12) Provide permitting preference for prior VHR/QVHR permittees who were in good standing.

Additionally, City Council adopted an urgency ordinance (Ord. No 2025-1196) by a vote of 4-1 (Jinkens no) to extend the temporary moratorium on issuance of VHR permits in areas where VHRs were prohibited by Measure T, through June 19, 2025.

Issue and Discussion: City Council’s requested amendments are included in the proposed Ordinance, as summarized below.

Remove cap and establish 150-foot buffer.
 The proposed Ordinance removes the cap and establishes anti-clustering requirements that apply outside the Tourist Core Area Plan, including a 150-foot buffer between properties operating as VHRs. The buffer does not apply to condominiums, whether they are attached or detached. (§ 3.50.380(F))
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 The provisions establishing a waitlist when the cap is reached have been deleted.  Staff estimates based on current GIS data that this buffer would result in up to approximately 1,100 VHRs outside the Tourist Core.

Allow condominiums to hold a VHR permit if they had one as of September 1, 2016.  The proposed Ordinance modifies the provision that allowed VHRs in multifamily dwellings that had VHR permits prior to September 1, 2016, such that VHRs would only be allowed in condominiums having a permit as of this date. (§ 3.50.380(D)(2))  The proposed Ordinance amends the definitions of “dwelling” to exclude time-shares and make other clarifications, and amends the definition of “multifamily dwelling” to include all attached dwelling units except for dwelling units that are condominiums and are located in the Tourist Core Area Plan. (§ 3.50.370)
Require VHR owners to use local property manager.
 Requires VHR owners outside Tourist Core Area Plan to designate a property manager to implement the conditions of operation. An owner may serve as the property manager. (§§

3.50.070; 3.50.390(B)(1)(b))
 The owner is required to designate and maintain a property manager to ensure compliance with the conditions of operation, including occupancy, the prohibition on commercial activity including weddings and large parties, prohibition on outdoor hot tub use during quiet hours, maintenance of interior and exterior signage, parking restrictions, noise and prohibition on outdoor amplified sound during quiet hours, lighting requirements, record-keeping, prohibition on camping or sleeping in tents and RVs, trash requirements, and payment of transient occupancy tax. (§ 3.50.440)
 The property manager must have a local contact number with 24-hour, 7 days a week availability for reporting violations. (§ 3.50.390(B)(1)(b))  The property manager shall be available to respond in person within 60 minutes to complaints, 24 hours a day, 7 days a week. (§ 3.50.440(W)) This is the same as the inperson response requirement for hosted rentals.  The property manager shall meet the occupants either in person or virtually to check them in, to verify the identity of the persons entering into the rental contract and require their signature the good neighbor contract certifying that the parties have reviewed the rules. (§

3.50.440(U))
 The property manager shall receive real-time data from indoor noise and outdoor video monitoring devices at each VHR managed to allow property managers to prevent nuisances before neighbors are disturbed and to prevent violations of the conditions of operation. (§ 3.50.440(V))
Occupancy limit changed to 2 per bedroom.

For properties outside the Tourist Core Area Plan, the occupancy limit has been lowered from 2 per bedroom plus 4, to 2 per bedroom, with up to five children aged 13 and under not counting towards the occupancy limit. (§ 3.50.440(A)(1))
2-year waiting period removed.

This version of the ordinance removes the requirement that was in the version considered on May 6 to have a requirement that property ownership has not changed within the two years prior to VHR permit application.

Require Defensible Space Inspection Prior to Permit Issuance. 1088
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For properties outside the Tourist Core Area Plan, the requirement for an inspection to ensure that the defensible space requirements of California Public Resources Code section 4291 are met has been added to the inspection requirements. (§§ 3.50.390(A)(7)(b); 3.50.410(B)(2)) Increase enforcement.
 Requires all vacation home rental properties to be operated, maintained, and managed in compliance with conditions of operation irrespective of whether they are being used as a vacation home rental at a given time. (§ 3.50.440). This amendment recognizes that having a VHR permit allowing short-term rental of one’s property is a privilege, and it closes a loophole that was abused by the occupants or owners denying that they were renting the property, for example, by saying that they were friends or relatives of the owner to avoid receiving a citation or on appeal of a citation.
 Amends definition of “occupant” to delete exception that did not consider the owner to be an occupant. (§ 3.50.070)
 Deletes provision stating that an owner or agent cannot be cited for a violation of operating conditions if they report a violation by an occupant. (former § 3.50.450(C))  Allows an occupant to be cited for trash violations they cause. (§ 3.50.440)  Provides that the City may issue a citation based wholly or in part on photographic, video, or audio recorded evidence provided by a third party upon submission of a signed affidavit, if a preponderance of the evidence shows that a violation occurred. (§ 3.50.450(C)) The provision stating that the owner is subject to citation for violation of any conditions of operation is unchanged, (§ 3.50.440) as are the three-strikes provisions prohibiting issuance of a permit if there have been three or more upheld citations within any three events and/or calls for service during any 24-month period, and requiring permit revocation if there have been three upheld citations during any 24-month period (§ 3.50.410(B)(3)).

All VHR Permits to be issued by Police Department.

Throughout the code, the Ordinance changes “director of development services” to “city manager,” and defines “city manager” as the city manager or their designee (§ 3.50.370). This allows the City Manager to delegate permitting to the Police Department at this time, and that delegation can be changed at the City Manager’s discretion at a later date without needing further code amendments.

Phased Permitting with Monthly Limit.

The Ordinance states that the City shall issue no more than 150 VHR permits per month. (§

3.50.390(A)(6))
Planning Commission has final decision on appeals of permit denials and revocations.  The Ordinance clarifies that that appeals of VHR Permit denials and revocations made by staff that are appealed to the Planning Commission are not subject to further appeal to City Council. (§ 3.50.430). Further amendments were made from the May 6 version to state that appeals of a third citation within a 24-month period resulting in permit revocation are appealable to the Planning Commission. (§ 3.50.450(D))
 The Ordinance also amends Table 2.35.070 to state that the Planning Commission is the final appeal board. Several other clean-up amendments are made to this Table to reflect amendments to and addition of other City Code provisions that have appeal processes that were made since the last time the Table was amended.
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Provide Permitting Preference for Prior VHR and QVHR Permit Holders Who Were in Good Standing.
 The Ordinance authorizes City Council to establish this preference by resolution, which will be brought to City Council for consideration along with the second reading of this Ordinance on June 17. (§ 3.50.390(A)(1))
 The forthcoming resolution will set an initial 60-day window where the only VHR permit applications accepted in areas where VHRs were previously prohibited under Measure T will be from: (1) applicants whose VHR permit at the same property was in good standing and not renewed in 2021 because of Measure T, and whose property still qualifies for a VHR permit under the Ordinance; and (2) applicants whose Qualified VHR permit at the same property was in good standing and became void in April 2025 because of the court’s judgment in the Measure T case, and whose property still qualifies for a VHR permit under the Ordinance. After the initial application period for preferred applicants, other applicants could submit applications that would be processed in the order they are received and deemed complete. For the purpose of the initial application period, “good standing” will mean that there are not more than three upheld citations within an 24-month period, any outstanding citations have been paid, and any outstanding transient occupancy tax has been paid.
 Staff estimates based on current GIS data that approximately 480 owners would qualify for the permitting preference, and that with the 150-foot buffer applied, approximately 325 permits could be issued to these owners.

Other edits are made throughout the Ordinance for the purpose of updating outdated provisions, improving grammar/style, clarifying intent, and ensuring enforceability.

Staff is analyzing a potential VHR Permit fee increase for areas outside the Tourist Core to ensure complete cost recovery to include increased staffing and resources for permitting and enforcement, and intends to bring a resolution amending the Master Fee Schedule on June 17, 2025.

Environmental Considerations: This Ordinance is exempt from the California Environmental Quality Act (“CEQA”) under CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that the Ordinance may have a significant effect on the environment, and under CEQA Guidelines section 15308 because it is amending a regulatory process to protect the environment.

Financial Implications: The City will set VHR permit fees to ensure full cost recovery for any current and additional resources needed to run the VHR program, including permitting and enforcement staffing, office space, and vehicles. Further, the addition of up to approximately 1,100 new VHRs outside the Tourist Core will generate additional Transient Occupancy Tax revenue.

Policy Implications: VHR regulation involves competing policy implications. Limiting, restricting, regulating, and enforcing the rules regarding VHRs protects against nuisance issues such as noise, trash, overcrowding, parking violations, and degradation of neighborhood character, while allowing the operation of VHRs can have positive economic benefits for the City, local businesses, and community. City Council has an opportunity to balance these interests with this Ordinance.
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Ordinance 2025-XXX
Adopted by the City of South Lake Tahoe
City Council
June 17, 2025
An Ordinance Amending Article V (Vacation Home Rentals) of Chapter 3.50 (Transient Lodging) and Table 2.35.070 (Appealable Actions and Matters) of the South Lake Tahoe City Code to Modify the Regulation of Vacation Home Rentals Located Outside the Tourist Core Area Plan

FINDINGS
A. Pursuant to Article XI, Section 7 of the California Constitution, the City may make and enforce all regulations and ordinances using its police powers.

B. The City has regulated Vacation Home Rentals (“VHRs”), currently defined as the rental of an entire dwelling unit for less than 30 days, since the adoption of Ordinance No. 928 on January 21, 2003.

C. Between 2015-2018, the City Council held more than 17 public meetings with dozens of hours of public comment at which the City Council deliberated regulations related to, nuisances created by, and the benefits and costs of VHRs within the City. At those public meetings, the City Council, staff, and community members expressed concern about excessive noise, disorderly conduct, vandalism, overcrowding, traffic, congestion, illegal parking, and accumulation of trash and refuse at or around VHRs located outside the Tourist Core. During that time, the City expended resources in responding to numerous citizen complaints pertaining to VHRs, which required rapid response from police, fire, paramedic, and other City personnel.

D. Measure T was a citizens initiative that passed in the election of November 6, 2018. Beginning after a phase-out period, Measure T prohibited VHRs in certain areas of the City where they had previously been permitted, including residentially-zoned areas, multifamily dwellings, and areas added to the Tourist Core after 2017.

E. Soon after Measure T passed, an organization called South Lake Tahoe Property Owners Group filed a lawsuit challenging Measure T on various grounds, El Dorado County Superior Court Case No. SC20180243. In February 2021, Measure T was upheld in its entirety by the El Dorado County Superior Court, and Plaintiff filed an appeal. The court of appeal affirmed the superior court’s judgment upholding Measure T, except that it remanded the case for the trial court to consider whether the “permanent resident” exception in the Qualified VHR provisions of Measure T violates the dormant Commerce Clause of the U.S. Constitution. At no time 1091
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during the lawsuit was an injunction in place prohibiting the implementation of Measure T’s prohibition on VHRs in certain areas of the City including residentially-zoned areas, multifamily dwellings, and areas added to the Tourist Core after 2017, such that VHRs in these areas were phased out by the end of 2021 as required by Measure T.

F. On March 13, 2025, the El Dorado County Superior Court issued a ruling finding that the Qualified VHR provisions are unconstitutional because they impermissibly discriminate against interstate commerce, and that these provisions are not severable from the remainder of Measure T, requiring that Measure T be struck down in its entirety.

G. On April 1, 2025, the City Council unanimously adopted Ordinance No. 2025-1193, establishing a temporary, forty-five (45) day moratorium on the issuance of Vacation Home Rental permits for Vacation Home Rentals in areas where such permits were prohibited by Measure T, pursuant to California Government Code section 65858(a). On May 6, 2025, City Council adopted urgency ordinance (Ordinance No. 2025-1196) by a four-fifths vote (with Councilmember Jinkens voting no) to extend the temporary moratorium through June 19, 2025.

H. On April 22, 2025, the City Council received a staff report and passed a motion by a vote of 3- 2 (Mayor Pro Tem Bass and Councilmember Robbins voting no) to make certain amendments to the pre-Measure T VHR regulations that were in place as of November 2018.

I. On May 6, 2025, City Council passed a motion by a vote of 4-1 (Councilmember Robbins voting no) to make further amendments to the proposed ordinance and bring back this Ordinance for a first reading on June 3, 2025.

J. The amendments to Section 3.50.440 (Conditions of Operation) are not retroactive to permits in place as of the effective date of this Ordinance, and will be applied at the time of permit renewal and issuance of new permits.

K. Related amendments to Table 2.35.070 (Appealable Actions and Matters) are included in this Ordinance to clarify that appeal decisions of VHR permit denials and revocations by the Planning Commission are final and not appealable to the City Council. Additional amendments to this Table are included to reflect changes in other sections of the City Code since the Table was last amended.

L. On May 23, 2025, notice of this public hearing was published in the Tahoe Daily Tribune pursuant to California Government Code section 65090.

Now, Therefore, the City Council of City of South Lake Tahoe does ordain as follows:

SECTION 1. Article V (Vacation Home Rentals) of Chapter 3.50 (Transient Lodging) of the South Lake Tahoe City Code is hereby amended to read in its entirety as follows:

3.50.370 Definitions.
“Bear box” shall have the same meaning as set forth in SLTCC section 4.150.010. 1092
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“Buffer zone” shall mean the area within 150 feet of any property line of a vacation home rental property, except for condominiums, as measured using the city of South Lake Tahoe’s geographic information system data.
“City manager” shall mean the city manager as set forth in SLTCC chapter 2.10, or their designee. “Condominium” shall mean a dwelling unit in a residential development that is under a legal arrangement specifying that the unit is individually owned but the common areas are owned, controlled, and maintained through an organization consisting of all individual owners. “Dwelling unit” shall mean a building, or portion thereof, that contains living facilities including provisions for sleeping, eating, cooking, and sanitation for the exclusive use of one or more people maintaining a household, not including city-approved hotels, motels, bed and breakfasts, or timeshares.
“Electronic signature” shall have the same meaning as set forth in SLTCC section 2.40.010. “Good neighbor contract” shall mean a document prepared by the city manager that summarizes the conditions of operations in SLTCC section 3.50.440 for which occupants are responsible for compliance and subject to citation for violating, to be signed by wet or electronic signature before or during check-in by the property manager and the responsible party(ies) entering into a vacation home rental contract for each vacation home rental in areas outside the Tourist Core Area Plan. “Multifamily dwelling unit” shall mean a dwelling unit that is attached, meaning that it shares at least one wall, floor, or ceiling with at least one other dwelling unit, except that condominiums within the Tourist Core Area Plan are not considered multifamily dwelling units. “Occupant” shall mean any person who is on or in a vacation home rental property other than service providers, whether or not the person stays overnight.
“Owner” shall mean the person(s) or entity(ies) that hold legal or equitable title to a dwelling unit. “Property manager” shall mean the person designated by the owner to implement the requirements of SLTCC section 3.50.440 in areas outside the Tourist Core Area Plan. The owner or an agent designated by the owner may serve as the property manager. “Renewal application” shall mean an application for a renewed vacation home rental permit which application may be submitted by the vacation home rental applicant. “Rent” shall have that definition set forth in SLTCC 3.00.010. “Vacation home rental” shall mean the rent or rental of an entire dwelling unit by the owner or agent to another person or group of persons for occupancy, dwelling, lodging, or sleeping purposes for a period of less than 30 consecutive calendar days. The rental of units within city-approved hotels, motels, time-shares, and bed and breakfasts shall not be considered to be vacation home rentals. “Vacation home rental applicant” shall mean the person(s) or entity(ies) who apply for a vacation home rental permit by submitting and signing a vacation home rental application. A vacation home rental applicant may be an owner(s) of the dwelling unit, an agent(s), or another authorized representative(s) of an owner of the dwelling unit.
“Vacation home rental permit” shall mean a permit issued to the property owner and pursuant to the provisions of this chapter that allows the use of a dwelling unit as a short-term rental. 1093
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“Vacation home rental property” shall mean a parcel of real property, as shown on the latest equalized tax assessment roll as maintained by the assessor of the county of El Dorado, upon which a vacation home rental(s) is (are) maintained. “Vacation home rental property” includes the premises upon which a vacation home rental is located, including parking areas, driveways, landscaping, accessory structures, fences, walls, swimming pools, hot tubs, spas, tennis and paddleboard courts, and other similar and related improvements.

3.50.380 Vacation home rentals – General provisions.

A. Vacation Home Rentals Allowed. Subject to the provisions of this article, vacation home rentals shall be permitted within the city.

B. Vacation Home Rental Permit Required to Operate. It shall be unlawful for any person or entity to rent, maintain, facilitate, advertise or list a dwelling unit as a short term rental without a valid vacation home rental permit issued pursuant to this article.

C. Vacation Home Rental Permits Nontransferable.

1. Permit – Site Specific. It shall be unlawful for any person to give, grant or otherwise transfer a vacation home rental permit from one dwelling unit to another.

2. Transfer of Permits Prohibited. All permits issued by the city pursuant to this article shall be nontransferable to a different person or entity to whom said permit was issued. (a) Notwithstanding subsection (C)(2) of this section, a permit may be transferred from one owner of a vacation home rental to another owner of the vacation home rental as long as the transferee was an owner of the vacation home rental at the time the vacation home rental application was submitted to the city.

3. Upon any change of ownership of a vacation home rental property, an initial vacation home rental application shall be submitted pursuant to SLTCC 3.50.390(A).

D. Multifamily Dwelling Units.

1. It shall be unlawful to rent, lease, use or operate a multifamily dwelling unit as a vacation home rental.

2. Notwithstanding subsection (D)(1) of this section, owners of multifamily dwelling units that are condominiums and had a valid vacation home rental permit at such condominium on September 1, 2016, may apply for a vacation home rental permit for said multifamily dwelling unit and will be issued or denied a permit or renewal permit based on the criteria of SLTCC 3.50.410.

E. Agency and Property Management.

1. An owner may retain an agent to comply with the requirements of this article, including, without limitation, the filing of an application for a vacation home rental permit, the management of the vacation home rental, and compliance with the conditions of the permit. The owner of the vacation home rental is responsible for compliance with the provisions of this article and the failure of an agent to comply with this article shall not relieve the owner of their obligations as set forth in this article.

2. In areas outside the Tourist Core Area Plan, owners are required to designate and maintain a property manager at all times.

F. Anti-Clustering Requirements.
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1. Outside of the Tourist Core Area Plan, a vacation home rental shall not operate on a parcel located within 150 feet of another parcel outside of the Tourist Core Area Plan with a vacation home rental permit.

2. No more than one vacation home rental shall operate on a parcel.

3. Distances under this subsection shall be calculated as a straight line from any parcel line of the permitted vacation home rental property to the parcel line of any other parcel. Locational restrictions shall apply to an entire parcel if any portion of the parcel is located within the applicable buffer zone.

4. Notwithstanding subsection F(1) of this section, condominiums are exempt from the anticlustering requirements, meaning that no buffer zone around condominiums is required, and condominiums are not subject to buffer zones around other vacation home rental properties.

G. Transient occupancy tax shall be assessed for vacation home rentals.

H. Permits and Fees Not Exclusive. Permits and fees required by this article shall be in addition to any license, permit or fee required under any provision of the city code. The issuance of any permit pursuant to this article shall not relieve the owner of the vacation home rental from their obligation to comply with all other provisions of the city code pertaining to use and occupancy of the vacation home rental.

3.50.390 Vacation home rental application procedures.

A. Initial Applications.

1. All persons or entities interested in operating a vacation home rental may submit a vacation home rental application along with the application fee in an amount set forth in the city’s master fee schedule. For applications in areas where vacation home rentals were previously prohibited under Measure T, the City Council may, by resolution, set an initial application period for applicants whose vacation home rental permit at the same property that is in good standing and was not renewed in 2021 because of Measure T, and for applicants whose qualified vacation home rental permit at the same property is in good standing and became void in April 2025 because of the court’s judgment in the Measure T lawsuit. Applications in such areas that are submitted by applicants not qualifying for the initial application period will not be accepted until the initial application period has expired.

2. It shall be the applicant’s responsibility to provide all information and materials required to comply with the vacation home rental application submittal requirements.

3. The filing date of the vacation home rental application shall be the date when the city manager officially receives the last submission of information or materials required by subsection (B) of this section and the application is deemed complete. If the city manager determines an application submittal is incomplete, a vacation home rental applicant shall be notified of such incompleteness within 30 calendar days of receipt of the vacation home rental application by the city manager. If the city manager does not receive a complete application within 30 calendar days of providing notice of incompleteness, the city manager shall no longer consider that application and the application shall be deemed withdrawn.

4. All vacation home rental applications which have been deemed complete by the city manager shall be reviewed and processed in the order of the application’s filing date.

5. Once an application is deemed complete, the city manager shall make reasonable efforts to schedule an inspection of the vacation home rental within 14 days. Vacation home rental 1095
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applicants shall have 45 days to make all changes and improvements to the vacation home rental which are required by the city pursuant to the inspection. If the vacation home rental applicant fails to make all changes and improvements to the vacation home rental within 45 days of the inspection, said applicant’s vacation home rental application shall be deemed withdrawn.

6. The city shall issue no more than 150 vacation home rental permits per month.

7. Inspections.
(a) The city manager shall inspect all dwelling units for compliance with this article prior to issuing a vacation home rental permit for said dwelling unit. (b) Vacation home rental permit applicants may be required to make improvements or changes to the proposed vacation home rental property in order to ensure that the proposed vacation home rental property conforms with all plan area statements and building code standards which were in effect at time of construction of the vacation home rental property and that no health and safety violations which threaten the well-being of guests, neighbors or the community are present at the vacation home rental property, including compliance with defensible space requirements of California Public Resources Code section 4291, as may be amended.
(c) Notwithstanding subsections (A)(7)(a) and (b) of this section, inspections shall not be required for vacation home rental renewal applications. (d) Notwithstanding subsections (A)(7)(a) and (b) of this section, inspections shall not be required for vacation home rentals located in the Tourist Core Area Plan.

B. Vacation Home Rental Application and Renewal Application Filing Requirements.

1. Vacation home rental applications and renewal applications shall be submitted on forms provided by the city manager and shall include, but not be limited to, the following information:
(a) Owner(s) name(s).
(b) Property manager contact information, including local contact number with 24-hour, 7 days a week, availability for reporting violations. Any change in the property manager and local contact number shall be promptly furnished to the city manager. (c) Square footage of home.
(d) Owner mailing address.
(e) Proposed vacation home rental address and assessor’s parcel number. (f) Vacation home rental permit number, if existing vacation home rental. (g) Number of bedrooms in vacation home rental.
(h) Number of paved parking spaces on the vacation home rental property. (i) Identification of outdoor hot tub, if any.
(j) Permit number and expiration date of prior vacation home rental permit or qualified vacation home rental permit held by owner(s) at proposed vacation home rental property, if any.
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2. Vacation home rental applications and renewal applications filed by agents, representatives, or authorized representatives of the owner of the vacation home rental property shall include a declaration that such application is being made with the consent of the vacation home rental owner.

3. Vacation home rental applications and renewal applications shall be accompanied by a declaration that any and all applicable covenants, conditions and restrictions are consistent with and would not prohibit issuance of a vacation home rental permit for the proposed property.

4. The vacation home rental application and renewal application shall be accompanied by an application fee in an amount set forth by separate resolution of the city council which amount is calculated to recover the city’s full cost of reviewing, issuing and administering said permit.

5. If a renewal application is denied, and the applicant wishes to operate a vacation home rental, the applicant must initiate a vacation home rental application by filing an initial application and complying with the procedures of subsection (A) of this section.

3.50.400 Expiration and renewal of vacation home rental permits.

A. Vacation home rental permits shall expire one year after their issuance.

B. Vacation home rental permits must be renewed on an annual basis prior to expiration by filing with the city manager a renewal application and a renewal fee.

C. If a timely renewal application is filed, the vacation home rental permit shall not expire until the date that the city manager approves or denies the renewal application. If a timely renewal application is not filed, the vacation home rental permit shall expire and shall be considered null and void.

D. A renewal application shall be subject to all filing requirements set forth in SLTCC 3.50.390(B).

E. The city manager shall issue or deny a renewal application in accordance with the provisions of SLTCC 3.50.410(C).

3.50.410 Review, issuance and denial of vacation home rental permit applications.

A. Vacation home rental permits shall only be issued to the owner(s) of the vacation home rental property.

B. Criteria for Issuance – Initial Application. The city manager shall issue a vacation home rental permit where they make all of the following findings:

1. The vacation home rental application is complete and the applicant has complied with the submittal requirements of SLTCC 3.50.390(B).

2. Inspection of the vacation home rental property has shown that the proposed vacation home rental property conforms with all plan area statements and building code standards which were in effect at time of construction of the vacation home rental property, that no health and safety violations which threaten the wellbeing of guests, neighbors or the community are present at the vacation home rental property, that the defensible space requirements of California Public Resources Code section 4291, as may be amended, are met, and that the applicable requirements of SLTCC section 3.50.440 are met including verifying the parking areas set forth on the application, the required interior and exterior signage, lighting, and that the required noise and video monitoring devices are installed and operational.

3. Neither the vacation home rental property nor the vacation home rental applicant has received three or more upheld citations within any three events and/or calls for service for violations of the 1097
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city code which citations were issued during three separate events and/or calls for service within any 24-month period, and the vacation home rental property does not have outstanding fines for any upheld citations. For purposes of this section, upheld citations means citations which were neither overturned on appeal nor dismissed.

4. The vacation home rental property contains sufficient paved parking spaces to accommodate the maximum number of occupants. All required parking shall be constructed on the vacation home rental property prior to operation as a vacation home rental.

5. The proposed vacation home rental would comply with the anti-clustering requirements of SLTCC 3.50.380(F).

C. Criteria for Issuance – Renewal Application. The city manager shall issue a renewed vacation home rental permit where they make all of the following findings:

1. The renewal application is complete and the applicant has complied with the submittal requirements of SLTCC 3.50.390(B).

2. There have not been three or more upheld citations issued for violations of the city code which citations were issued during three separate events and/or calls for service within any 24-month period, and the vacation home rental property does not have outstanding fines for any upheld citations. For purposes of this subsection, upheld citations means citations which were neither overturned on appeal nor dismissed.

3. The vacation home rental permit has not lapsed, expired, been revoked, or suspended.

4. The vacation home rental is current on transient occupancy taxes and has paid all said taxes to the city in full by the date upon which said taxes became due.

5. The vacation home rental permit has not been transferred to another person, entity, or property.

D. Criteria for Denial. Vacation home rental permits shall not be issued or renewed where the city manager confirms that one or more of the criteria for issuance set forth in subsections (B) and (C) of this section have not been met. If the city manager denies the vacation home rental application or renewal application, they shall specify in writing the reasons for the denial and notify the applicant that the decision shall become final unless the applicant seeks an appeal pursuant to SLTCC

3.50.430.

3.50.420 Revocation of vacation home rental permit.

A. A vacation home rental permit issued under the terms of this article shall be revoked by the city manager at any time if they conclude any of the following:

1. The vacation home rental is not current on transient occupancy taxes and has not paid all said taxes to the city in full by the date upon which said taxes became due.

2. There have been three or more upheld citations for violations of the city code which citations were issued during three separate events and/or calls for service for violations of the city code at the vacation home rental within any 24-month period. For purposes of this section, upheld citations means citations which were neither overturned on appeal nor dismissed.

3. The vacation home rental applicant has submitted a vacation home rental application containing a material misrepresentation or omission of a material fact. 1098
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4. There has been a transfer or an attempt to transfer a vacation home rental permit to another person, entity or property.

B. A vacation home rental permit suspended or revoked pursuant to this section shall be deemed to be expired and shall no longer authorize the operation of a vacation home rental.

3.50.430 Appeal from city manager’s determination.

An applicant or any interested party who disagrees with the city manager’s decision to issue, deny, revoke, or suspend a vacation home rental permit may appeal that decision to the planning commission in accordance with the appeal provisions of Chapter 2.35 SLTCC. The planning commission’s decision shall be final and is not subject to further administrative appeals.

3.50.440 Conditions of operation.

All vacation home rental properties shall be operated, maintained, and managed on a day-to-day basis in compliance with the following operational conditions and requirements, irrespective of whether they are being used as a vacation home rental at a given time. In areas outside the Tourist Core Area Plan, the owner shall designate and maintain a property manager to ensure compliance with the conditions set forth in this section. Violation of any of the below conditions of operation shall subject the owner to citation in accordance with SLTCC 3.50.450. Additionally, violation of conditions of operation set forth in subsections (A), (C), (H), (K), (L), (O), (Q), and (R) of this section shall subject any occupant found violating such condition to citation in accordance with SLTCC 3.50.450.

A. Maximum Occupancy.

Table 1. Number of Paved Parking Spaces Establishing Maximum Occupancy Number of
Parking Spaces
Maximum
Occupancy
1 4
2 8
3 12
4 16
5 20
Table 2(a). Number of Bedrooms Establishing Maximum Occupancy (Within Tourist Core Area Plan)
Number of
Bedrooms
Maximum
Occupancy
Studio 4
1 6
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Number of
Bedrooms
Maximum
Occupancy
2 8
3 10
4 12
5 14
Table 2(b). Number of Bedrooms Establishing Maximum Occupancy (Outside Tourist Core Area Plan)
Number of
Bedrooms
Maximum
Occupancy
Studio 2
1 2
2 4
3 6
4 8
5 10
Within the Tourist Core Area Plan, where the maximum occupancy for a vacation home rental is based upon the number of bedrooms, occupancy of a vacation home rental with one or more bedrooms shall be calculated by multiplying the number of bedrooms by two and adding four. Outside the Tourist Core Area Plan, where the maximum occupancy for a vacation home rental is based upon the number of bedrooms, occupancy of a vacation home rental shall be calculated by multiplying the number of bedrooms by two. For vacation home rentals with one or more bedrooms, up to five children aged 13 and under do not count towards the maximum occupancy. For studios, up to two children aged 13 and under do not count towards the maximum occupancy.

The voluntary reduction of occupancy in order to reduce fees is not permitted.

The requirements of this subsection limiting maximum occupancy based on number of parking spaces shall not apply to any vacation home rental that is within a common interest development subject to the Davis-Stirling Common Interest Development Act, as set forth in Cal. Civ. Code § 4000 et seq.; provided, that the board of directors of the association governing the common interest development has implemented rules or regulations regarding parking for occupants of vacation home rentals within such common interest development.

B. Each parking space required for a vacation home rental permit shall remain available for vacation home rental occupants. Each parking space shall be no less than nine feet wide and 19 feet long.

C. Commercial Activity Prohibited. Vacation home rentals shall not be used for commercial activities, including, but not limited to, weddings, receptions and large parties. All occupants of the vacation home rental shall be notified of the prohibition against commercial activities prior to the reservation, rental, or lease of a vacation home rental.
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D. The owner of the vacation home rental shall be responsible for compliance with all provisions of the South Lake Tahoe City Code.

E. The owner of the vacation home rental shall post a copy of the permit and a copy of the conditions set forth in this section in a conspicuous place within the vacation home rental property.

F. All marketing and advertising of the vacation home rental shall include the vacation home rental permit number issued by the city.

G. The owner shall agree to and authorize the city to enter the vacation home rental for the purpose of inspections when the city has received complaints of substandard housing conditions and/or has been made aware of substandard housing conditions.

H. Use of all outdoor spas or hot tubs shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m.

I. Interior Signage. Vacation home rentals shall have a clearly visible and legible notice posted on or directly adjacent to the inside of the front door, containing the following information:

1. The name of the property manager and a telephone number enabled for text messaging at which that person may be reached on a 24-hour basis, seven days per week;

2. The maximum number of occupants for the vacation home rental;

3. The maximum number of vehicles permitted to be parked on the vacation home rental property;

4. The parking rules for seasonal snow removal;

5. The trash pickup day and notification that solid waste and recyclables shall not be left or stored on the exterior of the property except in a bear box or animal-resistant cart or container approved by the city or its franchisee under SLTCC chapter 4.150;

6. Notification that an occupant may be cited and fined for creating a disturbance or for violating any provision(s) of this article; and

7. Notification that failure to conform to the parking and occupancy limits of the vacation home rental is a violation of this article.

J. Exterior Signage. Vacation home rentals shall have a clearly visible and legible exterior sign, posted in a location which is visible from the adjacent right-of-way, containing the following information:

1. The name of the property manager and owner of the vacation home rental, and a telephone number at which the property manager may be reached on a 24-hour basis, seven days per week;

2. The maximum number of occupants for the vacation home rental;

3. The maximum number of vehicles permitted to be parked on the vacation home rental property;

4. The telephone number of the police department vacation home rental hotline, and the police department’s email address;

5. This section of the South Lake Tahoe City Code.
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K. Parking. Occupants of vacation home rentals shall not park on areas of the vacation home rental property not designated as parking spaces or on any other private property without permission.

L. Noise. In addition to all noise standards set forth in the city code and TRPA Code, the use of any equipment generating noise and the use of outdoor amplified music, speakers or other amplified equipment is prohibited between the hours of 10:00 p.m. and 8:00 a.m.

M. Emergency lighting (which may consist of plug-in or permanently installed systems) shall be installed, maintained and functional within the home at all times.

N. Any lights used to illuminate a vacation home rental property shall be designed so as to not spray onto adjoining properties and adjacent rights-of-way.

O. Parking of commercial vehicle(s) on vacation home rental property, except temporarily for durations of less than four hours, shall be prohibited.

P. Records of every night for which the vacation home rental is rented, including the name and contact information of the tenant who has arranged to rent the vacation home rental, the rental rate, the number of occupants per night, and the number of vehicles, shall be maintained for a minimum period of three years before such records are discarded or destroyed. Such records shall be made available to the city within 15 business days upon written request from the city.

Q. Camping and sleeping in tents, travel trailers, campers or recreational vehicles shall not be permitted on the vacation home rental property.

R. Trash.

1. Owners are responsible for compliance with all requirements for sorting, disposal, storage, and collection of solid waste, recyclables, and yard trimmings in SLTCC chapter 4.150. Solid waste and recyclables shall not be left or stored on the exterior of the property except in a container(s) within a bear box or in an animal-resistant cart or container approved by the city or its franchisee under SLTCC chapter 4.150. Owners are required to acquire and use an animal-resistant recycling cart within 30 days of receiving notice from the city or its franchisee that such recycling carts are available.

2. If a bear box is installed on the vacation home rental property, then all solid waste shall be stored in said bear box until collection. All bear boxes shall remain functional and maintained so as to ensure that wildlife cannot access trash. The requirements of this subsection shall not apply to any person whose vacation home rental is within a common interest development subject to the Davis-Stirling Common Interest Development Act, as set forth in Cal. Civ. Code § 4000 et seq.; provided, that the board of directors of the association governing the common interest development has implemented rules or regulations requiring and enforcing the regular disposal of trash within such common interest development.

3. For vacation home rental properties with a bear box installed, Table 1 of this subsection establishes the number of trash cans within bear boxes required. 1102
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Table 1. Minimum Number of Trash Cans within Bear Box
Size of Home Number of
Trash Cans
Less than 2,500 square
feet
2 2,500 – 3,500 square
feet
3 Greater than 3,500
square feet
4 4. Vacation home rental owners and property managers shall arrange for the necessary level of trash pick-up, drop-off, or other trash removal from the property so as to ensure that no trash is left on the street, exterior of the dwelling unit, or the right-of-way.

S. Owner or authorized agent shall include the vacation home rental permit number on all contracts, rental agreements, and in any advertising or websites depicting the vacation home rental.

T. Transient Occupancy Tax. The owner of the vacation home rental shall remit all transient occupancy tax payments and comply with Article II of this chapter.

U. For properties outside the Tourist Core Area Plan, the property manager shall meet the occupants either in person or virtually to check them in at the beginning of each vacation home rental to, at a minimum:

1. Verify the identities of all responsible party(ies) entering into a vacation home rental contract; and

2. Ensure that the property manager and responsible party(ies) have signed the good neighbor contract certifying that the property manager has reviewed the conditions of operation of this section with the responsible party(ies), which good neighbor contract shall be maintained for three years and made available to the city upon written request within 15 business days.

V. For properties outside the Tourist Core Area Plan, the owner shall install indoor noise and outdoor video monitoring devices to immediately alert the property manager 24 hours a day, seven days a week, of potential violations of the conditions of operation of this section 3.50.440, including those conditions of operation related to noise, trash, and parking. The purpose of this requirement is to provide property managers with access to real-time information to allow them to prevent nuisances before neighbors are disturbed and to prevent violations of the conditions of operation.

W. For properties outside the Tourist Core Area Plan, the property manager shall provide and maintain a local contact number with 24-hour, 7 days a week, availability for receiving reports of violations from the city and neighbors, and the property manager shall be available to respond in person within 60 minutes to such complaints, 24 hours a day, 7 days a week.

3.50.450 Enforcement.

A. Any use or condition caused or permitted to exist in violation of any provision of this article shall be and hereby is declared a public nuisance and may be summarily abated by the city pursuant to Code of Civil Procedure Section 731 or any other remedy available to the city. 1103
Ordinance 2025-XXX June 3, 2025 Page 14 of 17
B. Any use or condition caused or permitted to exist in violation of any provision of this article shall be subject to citation in an amount set forth by separate resolution of the city council.

C. The city may issue a citation based wholly or in part on photographic, video, or audio recorded evidence provided by a third party upon submission of a signed affidavit from the person who took the photograph or made the recording authenticating the evidence, if a preponderance of the evidence shows that a violation occurred.

D. Appeals of citations are subject to SLTCC chapter 2.30, except for any appeal of a third citation within a 24-month period resulting in revocation of a vacation home rental permit is subject to SLTCC chapter 2.35, and will be heard by the planning commission along with the appeal of the permit revocation under SLTCC section 3.50.430.

3.50.460 No property rights conferred.

Vacation home rental permits shall not be construed as providing property rights or vested interests and entitlements in continued operation of a vacation home rental. Vacation home rental permits are revocable licenses which expire annually. Vacation home rental permits shall not run with the land.

SECTION 2. Table 2.35.070 (Appealable Actions and Matters) of the South Lake Tahoe City Code is hereby amended to read in its entirety as follows:

Table 2.35.070: Appealable Actions and Matters
Permit or Action
Type Reference Section
Intermediary Appeal
Officer or Board
Final Appeal
Officer or Board
Tax Determinations 3.20.060

3.20.110
Tax Collector City Council
Emergency
Communication
System Access Fee

3.30.170 Finance Director City Manager
Business and
Professions Tax and
License

3.35.170

3.35.260
None City Council
Business
Classification

3.35.310 Tax Collector City Council
Revocation of
Business Permit by
the Chief of Police for
Violation of California
Health and Safety
Section 11364.5

3.35.420 None City Manager
Transient Lodging Tax
Redetermination

3.50.130 Finance Director City Manager
Transient Lodging:

Occupancy and
Permits

3.50.040 Planning Commission City Council
Vacation Home Rental
Permit

3.50.430 None Planning
Commission
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Ordinance 2025-XXX June 3, 2025 Page 15 of 17
Permit or Action
Type Reference Section
Intermediary Appeal
Officer or Board
Final Appeal
Officer or Board
Vacation Home Rental
Permit Third Citation
and Revocation

3.50.450 None Planning
Commission
Animal Control Fees 4.05.080 None City Council
Massage 4.15.040 None City Council
Bingo Permit 4.20.060 None City Council
Mobile Vending Permit 4.35.080 None City Council
Alcohol Use Permit 4.70.130 None City Council
Escort Permit Grant,
Denial, Suspension or
Revocation

4.70.200 City Manager City Council
Private Patrol Permit 4.140.090 None City Council
False Alarm Permit 4.145.070 None City Manager
Refuse and Garbage 4.150.025 None City Council
Taxicab Suspension or
Revocation of Permit

4.155.110 None City Manager
Cannabis Public
Safety License

4.180.050 None City Council
Hazardous Vegetation
and Defensible Space

5.30.100 None Hearing Officer
Land Use
Development
Standards

6.10.090

6.10.250 See 6.10.090 Table 1 See 6.10.090
Table 1
Housing: Unit
Determination

6.25.080 None City Council
Multi-Family Dwelling
Inspection and
Maintenance Program

6.30.170 None Building Board of
Appeals
Plan Line Setback:

Building Permit

6.35.060 None Planning
Commission
Signs 6.40.270 Planning Commission City Council
Trees 6.50.040

6.50.180
None City Council
Condominium
Conversion

6.55.210 Planning Commission City Council
Use Permit and
Variances

6.55.220

6.55.580

6.55.590
Planning Commission City Council
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Ordinance 2025-XXX June 3, 2025 Page 16 of 17
Permit or Action
Type Reference Section
Intermediary Appeal
Officer or Board
Final Appeal
Officer or Board
Special Events and
Temporary Use Permit

6.55.230 Planning Commission City Council
Hosted Rental Permit 6.55.295 None Planning
Commission
Cannabis use permit 6.55.770 None City Council
Floodplain
Management

6.65.160 None City Council
Mobile Vending
Location

6.70.060 Planning Commission City Council
Wireless Facility
Permits

6.75.040

6.75.080
Planning Commission City Council
Urban Runoff and
Storm Water Quality
Violations

7.15.180 Public Works Director City Council
Grading, Erosion, and
Sediment Control
Decisions

7.20.260 None Public Works
Director
SECTION 3. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision will not affect the validity of the remaining portions of this Ordinance. The City Council declares that it would have passed this Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the Ordinance would be subsequently declared invalid or unconstitutional.

SECTION 4. The City Council finds that this Ordinance is exempt from the California Environmental Quality Act (“CEQA”) under CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that the Ordinance may have a significant effect on the environment, and under CEQA Guidelines section 15308 because it is amending a regulatory process to protect the environment.

SECTION 5. The City Clerk is directed to certify this Ordinance and cause it to be published in the manner required by law.

SECTION 6. This Ordinance shall become effective 30 days following its adoption.

Adopted by the City of South Lake Tahoe City Council on June 17, 2025 by the following vote:

Yes:

No:

Abstain:
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Absent:
________________________ Date:_________
Tamara Wallace, Mayor
Attest:
________________________
Susan Blankenship, City Clerk
First Reading:

Published:

Second Reading:

Effective:

The presence of electronic signature certifies that the foregoing is a true and correct copy as approved by the South Lake Tahoe City Council.
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3.50.370 Definitions.
“Agent” shall mean a person engaged or appointed by an owner to represent and act on behalf of an owner (as defined in these definitions) and to act as an operator, manager and/or local contact person of a dwelling used or to be used as a short-term rental unit or short-term rental property and designated as such by the owner.
“Bear box” shall mean a locked container affixed to the ground which is utilized for the storage of trash and is designed to prevent access to its contents by wildlifehave the same meaning as set forth in SLTCC section 4.150.010.
“Buffer zone” shall mean the area within 150 feet of any property line of a vacation home rental property, except for condominiums, as measured using the city of South Lake Tahoe’s geographic information system data.
“City manager” shall mean the city manager as set forth in SLTCC chapter 2.10, or their designee.
“Condominium” shall mean a dwelling unit in a residential development that is under a legal arrangement specifying that the unit is individually owned but the common areas are owned, controlled, and maintained through an organization consisting of all individual owners. “Director of development services” shall mean the city’s director of development services or his/her designee. In the event the director of development services position is vacant or ceases to exist, “director of development services” shall mean the city manager or his/her designee. “Dwelling unit” shall mean a building, or portion thereof, designed exclusively for residential purposesthat contains living facilities including provisions for sleeping, eating, cooking, and sanitation for the exclusive use of one or more people maintaining a household, including single-family and multifamily dwellings, condominiums, and timeshares but not including city-approved hotels, motels, bed and breakfasts, or timeshares boardinghouses and lodging houses. “Dwelling” shall also mean a dwelling unit on the same parcel as a legally established single-family dwelling that has its own complete independent living accommodations and facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation. “Multifamily dwelling” shall mean a dwelling in which multiple separate housing units for residential inhabitants are contained within one building or several buildings within one complex.
“Electronic signature” shall have the same meaning as set forth in SLTCC section 2.40.010. “Good neighbor contract” shall mean a document prepared by the city manager that summarizes the conditions of operations in SLTCC section 3.50.440 for which occupants are responsible for compliance and subject to citation for violating, to be signed by wet or electronic signature before or during check-in by the property manager and the responsible party(ies) entering into a vacation home rental contract for each vacation home rental in areas outside the Tourist Core Area Plan.
“Multifamily dwelling unit” shall mean a dwelling unit that is attached, meaning that it shares at least one wall, floor, or ceiling with at least one other dwelling unit, except that condominiums within the Tourist Core Area Plan are not considered multifamily dwelling units. 1108
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“Occupant” shall mean any person who is on or in a short-term rental vacation home rental property other than service providers or the owner, whether or not the person stays overnight. “Operator” shall mean the owner or the designated agent of the owner who is responsible for compliance with this chapter.
“Owner” shall mean the person(s) or entity(ies) that hold legal or equitable title to a dwelling unit.
“Pending application” shall mean a complete application for a vacation home rental permit filed with the development services director that has not been approved or denied by the city prior to December 21, 2017.
“Property manager” shall mean the person designated by the owner to implement the requirements of SLTCC section 3.50.440 in areas outside the Tourist Core Area Plan. The owner or an agent designated by the owner may serve as the property manager. “Renewal application” shall mean an application for a renewed vacation home rental permit which application may be submitted by the vacation home rental applicant. “Rent” shall have that definition set forth in SLTCC 3.00.010. “Vacation home rental” shall mean the rent or rental of an entire dwelling unit, by the owner or operator agent to another person or group of persons for occupancy, dwelling, lodging, or sleeping purposes for a period of less than 30 consecutive calendar days. The rental of units within city-approved hotels, motels, time-shares, and bed and breakfasts shall not be considered to be vacation home rentals.
“Vacation home rental applicant” shall mean the person(s) or entity(ies) who apply for a vacation home rental permit by submitting and signing a vacation home rental application. A vacation home rental applicant may be an owner(s) of the dwelling unit, an agent(s), or another authorized representative(s) of an owner of the dwelling unit.
“Vacation home rental permit” shall mean a permit issued to the property owner and pursuant to the provisions of this chapter that allows the use of a dwelling unit as a short-term rental. “Vacation home rental property” shall mean a parcel of real property, as shown on the latest equalized tax assessment roll as maintained by the assessor of the county of El Dorado, upon which a vacation home rental(s) is (are) maintained. “Vacation home rental property” includes the premises upon which a vacation home rental is located, including parking areas, driveways, landscaping, accessory structures, fences, walls, swimming pools, hot tubs, spas, tennis and paddleboard courts, and other similar and related improvements. “Vacation home rental waitlist” shall mean when the number of permits issued by the city exceeds the cap, the development services department will accept applications to be placed on a list to be used when permits for issuance become available.

3.50.380 Vacation home rentals – General provisions.

A. Vacation Home Rentals Allowed. Subject to the provisions of this article, vacation home rentals shall be permitted within the city.
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B. Vacation Home Rental Permit Required to Operate. It shall be unlawful for any person or entity to rent, maintain, facilitate, advertise or list a dwelling unit as a short term rental without a valid vacation home rental permit issued pursuant to this article.

C. Vacation Home Rental Permits Nontransferable.

1. Permit – Site Specific. It shall be unlawful for any person to give, grant or otherwise transfer a vacation home rental permit from one dwelling unit to another.

3. Upon any change of ownership of a vacation home rental property, an initial vacation home rental application shall be submitted pursuant to SLTCC 3.50.390(A).

D. Multifamily Dwelling Unitss.

1. It shall be unlawful to rent, lease, use or operate a multifamily dwelling unit as a vacation home rental.

2. Notwithstanding subsection (D)(1) of this section, owners of multifamily dwelling units that are condominiums and with had a valid vacation home rental permit at such condominium on September 1, 2016, may continue to apply for a renewed vacation home rental permit for said multifamily dwelling unit and will be issued or denied a permit or renewal permit based on the criteria of SLTCC 3.50.410.

E. Agency and Property Management.

1. An owner may retain an agent , local representative or local contact person to comply with the requirements of this article, including, without limitation, the filing of an application for a vacation home rental permit, the management of the vacation home rental, and the compliance with the conditions of the permit. The owner of the vacation home rental is responsible for compliance with the provisions of this article and the failure of an agent, representative, or local contact person to comply with this article shall not relieve the owner of his/hertheir obligations as set forth in this article.

2. In areas outside the Tourist Core Area Plan, owners are required to designate and maintain a property manager at all times.

F. Cap. The total number of vacation home rental permits issued to dwellings outside of the tourist core area plan shall not exceed 1,400.Anti-Clustering Requirements.

2. No more than one vacation home rental shall operate on a parcel.

3. Distances under this subsection shall be calculated as a straight line from any parcel line of the permitted vacation home rental property to the parcel line of any other parcel.

Locational restrictions shall apply to an entire parcel if any portion of the parcel is located within the applicable buffer zone.

4. Notwithstanding subsection F(1) of this section, condominiums are exempt from the anti-clustering requirements, meaning that no buffer zone around condominiums is required, and condominiums are not subject to buffer zones around other vacation home rental properties.

G. Taxes.

1. Business and professions taxes, as set forth in Chapter 3.35 SLTCC, shall be assessed for vacation home rentals.

2. Transient occupancy tax shall be assessed for vacation home rentals.

H. Permits and Fees Not Exclusive. Permits and fees required by this article shall be in addition to any license, permit or fee required under any provision of the city code. The issuance of any permit pursuant to this article shall not relieve the owner or operator of the vacation home rental from his/hertheir obligation to comply with all other provisions of the city code pertaining to use and occupancy of the vacation home rental.

I. Pending Applications. Pending applications shall be reviewed under the provisions of this article. Applicants of pending applications shall have no right, entitlement, or expectation of issuance of a vacation home rental permit.

3.50.390 Vacation home rental application procedures.

A. Initial Applications.

2. It shall be the applicant’s responsibility to provide all information and materials required to comply with the vacation home rental application submittal requirements.

3. The filing date of the vacation home rental application shall be the date when the director of development servicescity manager officially receives the last submission of information or materials required by subsection (B) of this section and the application is deemed 1111
South Lake Tahoe City Code Page 5/15
complete. If the director of development servicescity manager determines an application submittal is incomplete, a vacation home rental applicant shall be notified of such incompleteness within 30 calendar days of receipt of the vacation home rental application by the development services departmentcity manager. If the director of development servicescity manager does not receive a complete application within the additional 30 calendar days of providing notice of incompleteness, he/shethe city manager shall no longer consider that application and the application shall be deemed withdrawn instead, he/she shall continue to review applications on the VHR waitlist.

4. All vacation home rental applications which have been deemed complete by the director of development servicescity manager shall be placed on the South Lake Tahoe vacation home rental waitlist (“VHR waitlist”) reviewed and processed in the order of the application’s filing date. Vacation home rental applications shall only be reviewed by the development services director in the order of ranking as established by the VHR waitlist.

5. Where vacation home rental permits are available subject to SLTCC 3.50.380(F), applications on the VHR waitlist shall be considered on a quarterly basis by the director of development services in the order of ranking as established by the VHR waitlist. Once a vacation home rental permit becomes available and the an application is deemed complete, the director of development servicescity manager shall make reasonable efforts to schedule conduct an inspection of the vacation home rental within 14 days. Vacation home rental applicants shall have 45 days to make all changes and improvements to the vacation home rental which are required by the city pursuant to the inspection. If the vacation home rental applicant fails to make all changes and improvements to the vacation home rental within 45 days of the inspection, said applicant’s vacation home rental application shall be placed on the bottom of the VHR waitlist deemed withdrawn.

6. The director of development services shall continue to review applications and inspect vacation home rental properties until all applications on the VHR waitlist have been reviewed or until the city can issue no further vacation home rental permits based on SLTCC

3.50.380(F).The city shall issue no more than 150 vacation home rental permits per month.

7. Inspections.
(a) The director of development servicescity manager shall inspect all dwelling units for compliance with this article prior to issuing a vacation home rental permit for said dwelling unit.
(b) Vacation home rental permit applicants may be required to make improvements or changes to the proposed vacation home rental property in order to ensure that the proposed vacation home rental property conforms with all plan area statements and building code standards which were in effect at time of construction of the vacation home rental property and that no health and safety violations which threaten the well-being of guests, neighbors or the community are present at the vacation home rental property, including compliance with defensible space requirements of California Public Resources Code section 4291, as may be amended.
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(c) Notwithstanding subsections (A)(7)(a) and (b) of this section, inspections shall not be required for VHR vacation home rental renewal applications. (d) Notwithstanding subsections (A)(7)(a) and (b) of this section, inspections shall not be required for vacation home rentals located in the Ttourist Ccore Aarea Pplan. (e) Notwithstanding subsections (A)(7)(a) and (b) of this section, inspections shall not be required for timeshares.

B. Vacation Home Rental Application and Renewal Application Filing Requirements.

1. Vacation home rental applications and renewal applications shall be submitted on forms provided by the city manager and shall include, but not be limited to, the following information:
(a) Owner(s) name(s).
(b) Local contact information, management agency contact information or authorized representativeProperty manager contact information, including local contact number with 24-hour, 7 days a week, availability for reporting violations. Any change in the property manager and local contact number shall be promptly furnished to the city manager.
(c) Square footage of home.
(d) Owner mailing address.
(e) Proposed vacation home rental address and assessor’s parcel number. (f) Vacation home rental permit number, if existing vacation home rental. (g) Maximum occupancy of Number of bedrooms in vacation home rental. (h) Number of paved parking spaces on the vacation home rental property. (i) Identification of outdoor hot tub, if any.
(j) Local contact number with 24-hour availability for reporting violations. (j) Permit number and expiration date of prior vacation home rental permit or qualified vacation home rental permit held by owner(s) at proposed vacation home rental property, if any.

3. Vacation home rental applications and renewal applications shall be accompanied by a declaration that any and all applicable covenants, conditions and restrictions are consistent 1113
South Lake Tahoe City Code Page 7/15
with and would not prohibit issuance of a vacation home rental permit for the proposed property.

5. If a renewal application is denied, and the applicant wishes to operate a vacation home rental, he/shethe applicant must initiate a vacation home rental application by filing an initial application and complying with the procedures of subsection (A) of this section.

3.50.400 Expiration and renewal of vacation home rental permits.

A. Vacation home rental permits shall expire one year after their issuance.

B. Vacation home rental permits must be renewed on an annual basis prior to expiration by filing with the director of development servicescity manager a renewal application and a renewal fee.

C. If a timely renewal application is filed, the vacation home rental permit shall not expire until the date that the director of development servicescity manager approves or denies the renewal application. If a timely renewal application is not filed, the vacation home rental permit shall expire and shall be considered null and void.

D. A renewal application shall be subject to all filing requirements set forth in SLTCC

3.50.390(B).

E. The director of development servicescity manager shall issue or deny a renewal application in accordance with the provisions of SLTCC 3.50.410(C).

3.50.410 Review, issuance and denial of vacation home rental permit applications.

A. Vacation home rental permits shall only be issued to the owner(s) of the vacation home rental property.

B. Criteria for Issuance – Initial Application. The director of development servicescity manager shall issue a vacation home rental permit where he/shethey makes all of the following findings:

1. The vacation home rental application is complete and the applicant has complied with the submittal requirements of SLTCC 3.50.390(B).

2. Inspection of the vacation home rental property has shown that the proposed vacation home rental property conforms with all plan area statements and building code standards which were in effect at time of construction of the vacation home rental property, and that no health and safety violations which threaten the wellbeing of guests, neighbors or the community are present at the vacation home rental property, that the defensible space requirements of California Public Resources Code section 4291, as may be amended, are met, and that the applicable requirements of SLTCC section 3.50.440 are met including verifying the parking areas set forth on the application, the required interior and exterior signage, lighting, and that the required noise and video monitoring devices are installed and operational.
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South Lake Tahoe City Code Page 8/15

3. Neither the vacation home rental property nor the vacation home rental applicant has received three or more upheld citations within any three events and/or calls for service for violations of the city code which citations were issued during three separate events and/or calls for service within any 24-month period, and the vacation home rental property does not have outstanding fines for any upheld citations. For purposes of this section, upheld citations means citations which were neither overturned on appeal nor dismissed.

5. The proposed vacation home rental will not exceed the cap of 1,400 vacation home rentals within the citywould comply with the anti-clustering requirements of SLTCC 3.50.380(F). a. Notwithstanding subsection (B)(5) of this section, vacation home rentals located in the Tourist Core Area Plan shall not be subject to the cap of 1,400 vacation home rentals within the city.

C. Criteria for Issuance – Renewal Application. The director of development servicescity manager shall issue a renewed vacation home rental permit where he/shethey makes all of the following findings:

1. The renewal application is complete and the applicant has complied with the submittal requirements of SLTCC 3.50.390(B).

3. The vacation home rental permit has not lapsed, expired, been revoked, or suspended.

4. The vacation home rental is current on transient occupancy taxes and has paid all said taxes to the city in full by the date upon which said taxes became due.

5. The vacation home rental permit has not been transferred to another person, entity, or property.

D. Criteria for Denial. Vacation home rental permits shall not be issued or renewed where the director of development servicescity manager confirms that one or more of the criteria for issuance set forth in subsections (B) and (C) of this section have not been met. If the director of development servicescity manager denies the vacation home rental application or renewal application, he or shethey shall specify in writing the reasons for the denial and notify the applicant that the decision shall become final unless the applicant seeks an appeal pursuant to SLTCC 3.50.430.
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3.50.420 Revocation of vacation home rental permit.

A. A vacation home rental permit issued under the terms of this article shall be revoked by the director of development servicescity manager at any time if he or shethey concludes any of the following:

1. The vacation home rental is not current on transient occupancy taxes and has not paid all said taxes to the city in full by the date upon which said taxes became due.

2. There have been three or more upheld citations for violations of the city code which citations were issued during three separate events and/or calls for service for violations of the city code at the vacation home service rental within any 24-month period. For purposes of this section, upheld citations means citations which were neither overturned on appeal nor dismissed.

3. The vacation home rental applicant has submitted a vacation home rental application containing a material misrepresentation or omission of a material fact.

4. There has been a transfer or an attempt to transfer a vacation home rental permit to another person, entity or property.

B. A vacation home rental permit suspended or revoked pursuant to this section shall be deemed to be expired and shall no longer authorize the operation of a vacation home rental.

3.50.430 Appeal from director of development servicescity manager’s determination.

An applicant or any interested party who disagrees with the director of development servicescity manager’s decision to issue, deny, revoke, or suspend a vacation home rental permit may appeal that decision to the planning commission in accordance with the appeal provisions of Chapter

2.35 SLTCC. The planning commission’s decision shall be final and is not subject to further administrative appeals.

3.50.440 Conditions of operation.

All vacation home rentals properties shall be operated, maintained, and managed on a day-to-day basis in compliance with the following operational conditions and requirements, irrespective of whether they are being used as a vacation home rental at a given time. In areas outside the Tourist Core Area Plan, the owner shall designate and maintain a property manager to ensure compliance with the conditions set forth in this section. Violation of any of the below conditions of operations shall subject the owner to citation in accordance with SLTCC 3.50.450. Violation Additionally, violation of conditions of operation set forth in subsections (A), (C), (H), (K), (L), (O), and (Q), and (R) of this section shall subject any occupant found violating such condition to citation in accordance with SLTCC 3.50.450.

A. Maximum Occupancy.

1. Occupancy of the vacation home rental shall be limited by (1) the number of paved parking spaces on the vacation home rental property as shown in Table 1 of this subsection, and (2) the number of bedrooms in the property as shown in Table 2(a) and 2(b) of this subsection, whichever is lesser. For purposes of this subsection, occupancy shall be calculated by the number of persons present at the vacation home rental property at any given time.
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South Lake Tahoe City Code Page 10/15
Table 1. Number of Paved Parking Spaces Establishing Maximum Occupancy Number of Parking
Spaces
Maximum
Occupancy
1 4
2 8
3 12
4 16
5 20
Table 2(a). Number of Bedrooms Establishing Maximum Occupancy (Within Tourist Core Area Plan)
Number of
Bedrooms
Maximum
Occupancy
Studio 4
1 6
2 8
3 10
4 12
5 14
Table 2(b). Number of Bedrooms Establishing Maximum Occupancy (Outside Tourist Core Area Plan)
Number of
Bedrooms
Maximum
Occupancy
Studio 2
1 2
2 4
3 6
4 8
5 10
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South Lake Tahoe City Code Page 11/15
Where Within the Tourist Core Area Plan, where the maximum occupancy for a vacation home rental is based upon the number of bedrooms, occupancy of a vacation home rental with more than one or more bedrooms shall be calculated by multiplying the number of bedrooms by two and adding four. Outside the Tourist Core Area Plan, where the maximum occupancy for a vacation home rental is based upon the number of bedrooms, occupancy of a vacation home rental shall be calculated by multiplying the number of bedrooms by two. For vacation home rentals with one or more bedrooms, up to five children aged 13 and under do not count towards the maximum occupancy. For studios, up to two children aged 13 and under do not count towards the maximum occupancy.

The voluntary reduction of occupancy in order to reduce fees is not permitted.

B. Each parking space required for a vacation home rental permit shall remain available for vacation home rental occupants. Each parking space shall be no less than nine feet wide and 19 feet long.

D. The owner of the vacation home rental shall be responsible for compliance with all provisions of the South Lake Tahoe City Code.

E. The owner of the vacation home rental shall post a copy of the permit and a copy of the conditions set forth in this section in a conspicuous place within the vacation home rental property.

F. All marketing and advertising of the vacation home rental shall include the vacation home rental permit number issued by the city.

H. Use of all outdoor spas or hot tubs shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m.

I. Interior Signage. Vacation home rentals shall have a clearly visible and legible notice posted on or directly adjacent to the inside of the front door, containing the following information:
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South Lake Tahoe City Code Page 12/15

1. The name of the managing agency, authorized representative, property manager , or local contact person, and a telephone number enabled for text messaging at which that person may be reached on a 24-hour basis, seven days per week. Any change in this contact person’s address or telephone number shall be promptly furnished to the city development services department;

2. The maximum number of occupants for the vacation home rental;

3. The maximum number of vehicles permitted to be parked on the vacation home rental property;

4. The parking rules for seasonal snow removal;

5. The trash pickup day and notification that trash solid waste and refuse recyclables shall not be left or stored on the exterior of the property except in a bear box or animal-resistant cart or container approved by the city or its franchisee under SLTCC chapter 4.150;

6. Notification that an occupant may be cited and fined for creating a disturbance or for violating any provision(s) of this article; and

7. Notification that failure to conform to the parking and occupancy limits of the vacation home rental is a violation of this article.

1. The name of the managing agency, authorized representative, property manager, local contact person orand owner of the vacation home rental, and a telephone number at which that partythe property manager may be reached on a 24-hour basis, seven days per week;

2. The maximum number of occupants for the vacation home rental;

3. The maximum number of vehicles permitted to be parked on the vacation home rental property;

4. The telephone number of the police department vacation home rental hotline, and the police department’s email address;

5. This section of the South Lake Tahoe City Code.

K. Parking. Occupants of vacation home rentals shall not park on areas of the vacation home rental property not designated as parking spaces or on any other private property without permission.

M. Emergency lighting (which may consist of plug-in or permanently installed systems) shall be installed, maintained and functional within the home at all times. 1119
South Lake Tahoe City Code Page 13/15
N. Any lights used to illuminate a vacation home rental property shall be designed so as to not spray onto adjoining properties and adjacent rights-of-way.

O. Parking of commercial vehicle(s) on vacation home rental property, except temporarily for durations of less than four hours, shall be prohibited.

P. Records of every night for which the vacation home rental is rented, including the name and contact information of the occupant tenant who has arranged to rent the vacation home rental, the rental rate, the number of occupants per night, and the number of vehicles, shall be maintained for a minimum period of three years before such records are discarded or destroyed. Such records shall be made available to the city within 15 business days upon written request from the city.

Q. Camping and sleeping in tents, travel trailers, campers or recreational vehicles shall not be permitted on the vacation home rental property.

R. Trash.

1. Owners are responsible for compliance with all requirements for sorting, disposal, storage, and collection of solid waste, recyclables, and yard trimmings in SLTCC chapter 4.150.

Solid waste and recyclables shall not be left or stored on the exterior of the property except in a container(s) within a bear box or in an animal-resistant cart or container approved by the city or its franchisee under SLTCC chapter 4.150. Owners are required to acquire and use an animal-resistant recycling cart within 30 days of receiving notice from the city or its franchisee that such recycling carts are available.

2. Bear If a bear boxes shall beis installed on the vacation home rental property, then and all trash solid waste shall be disposed ofstored in said bear boxes until collection. All bear boxes shall remain functional and maintained so as to ensure that wildlife cannot access trash. The requirements of this subsection shall not apply to any person whose vacation home rental is within a common interest development subject to the Davis-Stirling Common Interest Development Act, as set forth in Cal. Civ. Code § 4000 et seq.; provided, that the board of directors of the association governing the common interest development has implemented rules or regulations requiring and enforcing the regular disposal of trash within such common interest development.

13. For vacation home rental properties with a bear box installed, Table 1 of this subsection establishes the number of trash cans within bear boxes required of vacation home rental properties.

Table 1. Minimum Number of Trash Cans within Bear Box
Size of Home Number of
Trash Cans
Less than 2,500 square feet 2
2,500 – 3,500 square feet 3
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South Lake Tahoe City Code Page 14/15
Size of Home Number of
Trash Cans
Greater than 3,500 square
feet
4 24. Vacation home rental owners and operators property managers shall arrange for the necessary level of trash pick-up, drop-off, or other trash removal from the property so as to ensure that no trash is left on the street, exterior of the dwelling unit, or the right-of-way.

3. All required bear boxes shall be installed by July 31, 2018.

S. Owner or authorized agent shall include the vacation home rental permit number on all contracts, rental agreements, and in any advertising or websites depicting the vacation home rental.

T. Transient Occupancy Tax.

1. The owner of the vacation home rental shall remit all transient occupancy tax payments and comply with Article II of this chapter.

1. Verify the identities of all responsible party(ies) entering into a vacation home rental contract; and

3.50.450 Enforcement.

B. Any use or condition caused or permitted to exist in violation of any provision of this article shall be subject to citation in an amount set forth by separate resolution of the city council.

C. Where an owner or agent of the vacation home rental reports a violation of any provision of this article which violation was caused or permitted to exist by the vacation home rental occupants, the city shall not issue a citation to said vacation home rental owner, and shall only issue a citation, where warranted, to the occupants.

3.50.460 No property rights conferred.

2.35.070 Appeal hearings.

The hearing officer, board, commission or council of the city shall, upon timely receipt of a notice of appeal that complies with this chapter, schedule a hearing on the appeal. The hearing officer, board, commission or council shall either (1) make findings of fact at the appeal hearing, which findings of fact are based upon the evidence submitted and determine whether grounds exist for denial of the appeal; or (2) make findings of fact after the appeal hearing and in writing, notifying the appellant of the hearing officer, board, commission, or council’s decision.

Table 2.35.070 sets forth the various appealable actions and matters as well as the officer, board, commission or council charged with the responsibility of hearing each appealable action and matter. Intermediary appeals shall be first made to the intermediary appeal officer or board.

Appeals of decisions made by the intermediary appeal officer or board may be made to the final appeal officer or board. The decision of the final appeal officer or board shall be final and may not be appealed.

Table 2.35.070: Appealable Actions and Matters
Permit or Action Type Reference Section
Intermediary Appeal
Officer or Board
Final Appeal
Officer or Board
Tax Determinations 3.20.060

3.20.110
Tax Collector City Council
Emergency
Communication System
Access Fee

3.30.170 Finance Director City Manager
Business and Professions
Tax and License

3.35.170

3.35.260
None City Council
Business Classification 3.35.310 Tax Collector City Council Revocation of Business
Permit by the Chief of
Police for Violation of
California Health and
Safety Section 11364.5

3.35.420 None City Manager
Transient Lodging Tax
Redetermination

3.50.130 Finance Director City Manager
Transient Lodging:

Occupancy and Permits

3.50.040

3.50.190
Planning Commission City Council
Vacation Home Rental
Permit

3.50.430 Planning
CommissionNone
City
CouncilPlanning
Commission
Vacation Home Rental
Permit Third Citation
and Revocation

3.50.450 None Planning
Commission
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South Lake Tahoe City Code Page 2/3
Permit or Action Type Reference Section
Intermediary Appeal
Officer or Board
Final Appeal
Officer or Board
Animal Control Fees 4.05.080 None City Council
Massage 4.15.040 None City Council
Bingo Permit 4.20.060 None City Council
Mobile Vending Permit 4.35.080 None City Council
Alcohol Use Permit 4.70.130 None City Council
Escort Permit Grant,
Denial, Suspension or
Revocation

4.155.110 None City Council
Manager
Cannabis Public Safety
License

4.180.050 None City Council
Hazardous Vegetation
and Defensible Space

5.30.100 None Hearing Officer
Land Use Development
Standards

6.10.090

6.10.250

6.85.030(A)(2)(p)
Zoning Administrator or
Planning Commission
See 6.10.090 Table 1
City Council
See 6.10.090 Table
1 Housing: Unit
Determination

6.25.080 None City Council
Multi-Family Dwelling
Inspection and
Maintenance Program

6.30.170 None Building Board of
Appeals
Plan Line Setback:

Building Permit

6.35.060 None Planning
Commission
Signs 6.40.270 Planning Commission City Council
Trees 6.50.040

6.50.180
None City Council
Condominium
Conversion

6.55.210 Planning Commission City Council
Use Permit and
Variances

6.55.220

6.55.580

6.55.590
Planning Commission City Council
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South Lake Tahoe City Code Page 3/3
Permit or Action Type Reference Section
Intermediary Appeal
Officer or Board
Final Appeal
Officer or Board
Temporary
ActivitySpecial Events
and Temporary Use
Permit

6.55.230 Planning Commission City Council
Hosted Rental Permit 6.55.295 None Planning
Commission
Marijuana Cannabis use
permit

6.55.770 None City Council
Floodplain Management 6.65.160 None City Council
Mobile Vending
Location

6.70.060 Planning Commission City Council
Wireless Facility Permits 6.75.040

6.75.080
Planning Commission City Council
Urban Runoff and Storm
Water Quality Violations

7.15.180 Public Works Director City Council
Grading, Erosion, and
Sediment Control
Decisions

7.20.260 None Public Works
Director
1125
City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: June 3, 2025
Agenda Item #:13
Agenda Item: Potential Amendment to Ordinance Regulating Shared Mobility Devices Executive Summary: At the City Council meeting on March 11, 2025, Council considered and declined to adopt an ordinance to further amend South Lake Tahoe City Code Chapter 4.185 which would have caused a 50 percent reduction in Shared Mobility Devices ("SMDs") permitted within the City and increased insurance requirements for operators and riders. Instead, City Council directed staff to bring an item back with a presentation of potential options for increasing (1) the Cityâ€™s liability protections from SMD accidents, and (2) safety measures for SMD operations. This item provides these options for Council to consider and provider further direction.

Requested Action / Suggested Motions: Pass a Motion directing staff to prepare an ordinance making amendments desired, if any, to Chapter 4.185 (Shared Mobility Devices) of the South Lake Tahoe City Code on one or both of the following topics: (1) increase the City's liability protections from Shared Mobility Device accidents; and (2) increase safety measures for Shared Mobility Device operations.

Responsible Staff Member: Dan Bardzell, Assistant City Attorney; Jeff Roberson, Lieutenant Reviewed and Approved By: Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Heather Stroud, City Attorney
Attachments:
01 - Staff Report - Shared Mobility Ordinance.docx
1126
Staff Report for City Council Meeting of June 3, 2025 1 of 7 City of South Lake Tahoe
Report to City Council
Meeting Date: June 3, 2025
Title: Presentation Regarding Potential Amendment to Ordinance Regulating Shared Mobility Devices
Location: Citywide
Responsible Staff Members: Dan Bardzell, Assistant City Attorney; Jeff Roberson, Lieutenant
Background: On February 11, 2020, City Council adopted Ordinance 2020-1140 adding Chapter 4.185 to the South Lake Tahoe City Code (SLTCC). This ordinance regulates Shared Mobility Devices (SMDs). For purposes of this ordinance, a “shared mobility device” is defined, in pertinent part, as any wheeled transportation device, other than a bicycle, e-bicycle, automobile or motorcycle, by which a person can be propelled, moved or drawn; is accessed via an on-demand portal, whether a smartphone application, membership card, or similar method. On March 26, 2024, City Council adopted Ordinance 2024-1184 amending SLTCC Chapter 4.185 to add a requirement that SMDs be parked in corrals and adding additional requirements to implement the corrals.

At the City Council meeting on March 11, 2025, Council considered and declined to adopt an ordinance to further amend SLTCC Chapter 4.185 which would have caused a 50 percent reduction in SMDs permitted within the City. Instead, City Council directed staff to bring an item back with a presentation of potential options for increasing (1) the City’s liability protections from SMD accidents, and (2) safety measures for SMD operations. This item provides these options for Council’s consideration and further direction.

Issue and Discussion:

At the City Council meeting on November 19, 2024, Mayor Pro Tem Wallace requested, and Councilmember Creegan seconded, that an item be brought back to City Council to adopt an ordinance to amend SLTCC Chapter 4.185 to reduce the number of SMDs an operator is authorized to deploy in the City. As a result, City staff drafted a proposed ordinance to amend SLTCC Chapter 4.185 to reduce the number of SMDs permitted in the City by 50 percent. City Council declined to adopt these changes and instead directed staff to bring back an item to discuss potential SMD safety measures and additional liability protections for the City which could be added to SLTCC Chapter 4.185 by later amendment.

On March 25, 2025, City staff attended a virtual meeting with representatives of both SMD operators permitted to operate SMDs in the City including Bird and Lime. Based on that 1127
Staff Report for City Council Meeting of June 3, 2025 2 of 7 discussion, as well as additional research conducted by City staff, staff has identified the following potential changes to SLTCC Chapter 4.185 which City Council may consider:

Liability Protections
End User Agreement Liability Waivers
Both operators already utilize municipal waivers in their end user agreements including generic language in which riders waive liability against public entities for incidents which occur during a ride. Based on discussions with the operators, staff learned that some public entities require Bird and/or Lime to include waivers specific to the public entity. We recommend amending the ordinance to add permitting requirements in which operators must require riders to sign waivers specifically waiving claims against the City.

Add a Permitting Requirement that Operators will Pay the City’s Attorney’s Fees SLTCC section 4.185.050(C)(2) requires the operator to agree to indemnify, defend, and hold harmless the City from liability for SMD accidents, including “any and all costs and expenses.” Staff recommends adding language which requires the operator to expressly pay the City’s attorney’s fees for claims and lawsuits and similar matters. Although this section may already potentially cover attorney’s fees, adding clarifying language would provide additional protection.

Claim Process Triaging
During staff’s meeting with operator representatives, an operator representative suggested it may be helpful to schedule a follow-up meeting with the operators to discuss the City’s current government claims process and look for ways to increase the City’s triage efficiency to promptly identify and tender claims which operators are required to accept. Staff recommends a follow-up meeting with the operators to receive their suggestions regarding claims process efficiency.

Drivers License Purging and Re-Scanning
Staff recommends amending the permit requirements to require operators to purge all scanned drivers’ licenses for riders within the City, and make each rider re-scan their ID the first time they ride a scooter within the City each calendar year.

Safety Measures
Vehicle Code Enforcement
To address safety concerns centered on SMDs, staff recommends various modifications of SLTCC.
1128
Staff Report for City Council Meeting of June 3, 2025 3 of 7 Staff recommends modifying SLTCC section 4.185.020 (Definitions). The City has one area of Class III bikeway, however Class III is not covered in the SMD section of SLTCC. Staff recommends adding Class III to SLTCC section 4.185.020 (Definitions) and adding it to the permit requirements section as well. Additionally, although the City currently has no Class IV bikeways, we suggest adding Class IV to the definitions in the event that this class is subsequently built in the City. This addition now would prevent having to revisit the City Code later for this purpose. Additionally, depictions of each such lane should be included in the code. Class III and IV bikeways would be added to SLTCC section 4.185.060(A)(3) which sets forth permit requirements for bikeways.

Summarily, from Chapter 1000 of the 7th Edition California Highway Design Manual bikeways are defined as such: Class I, bike path; Class II, bike lane; Class III, bike route; Class IV, separated bikeway. Depictions of each class are included for reference:

In SLTCC section 4.185.060 (Issuance of Permits), staff recommends adding “Chief of Police” to the authority for determining prohibitions on areas to ride in subsection A(2). Adding “Chief of Police” would make granted authority elsewhere in this Chapter of SLTCC consistent.

To address enforcement and the limitations of authority present in the Community Service Officer role, the primary SMD enforcement agent, staff recommends enhancing photo enforcement. This enforcement enhancement has several components that would be reflected in an amended SLTCC; increasing the City’s ability to identify the specific SMD in violation, 1129
Staff Report for City Council Meeting of June 3, 2025 4 of 7 adding certain vehicle codes applicable to SMDs to SLTCC, holding the rider accountable for listed vehicle code violations (as driver’s license is required to acquire an SMD), and reducing the interactions between SMDs, bicyclists, and pedestrians.

The first related amendment to SLTCC would be in section 4.185.060 (Issuance of Permit). A verbiage change to subsection A(5) would require the operator to post serial numbers specific to the device on both the left and right side of the devices upright in colors contrasting to the color scheme of the device. With the serial number visible from both sides of the SMD, the photo for enforcement may be taken from either side. Currently, the serial number is visible from only one side and not highly visible.

The second related amendment to SLTCC would be to amend SLTCC section 4.185.120 (Enforcement). Staff proposes adding a subsection which would be the basis for holding the rider, rather than the operator accountable for certain moving violations. In concept, both Lime and Byrd agreed that they would cooperate in providing rider information to allow photo enforcement of moving violations sent to the rider. Staff further proposes adding another subsection which would allow photo enforcement of rider action and behavior which would include a copy of the violation captured in a photo with the rider, SMD, time/date stamp, and serial number along with an invoice for the administrative citation of $100.

Realizing that only certain vehicle code violations could be captured by photo, staff chose to focus on the high-visibility safety violations that put the rider(s), other vehicles, and pedestrians in greatest peril. Accordingly, staff proposes a further amendment to incorporate specific violations to be captured and enforced by photo, and provide the authority for photo enforcement as well as identify the California Vehicle Code (CVC) violations.

Staff recommends adding language to SLTCC to identify violations by specific vehicle code.

These violations would include a requirement to ride close to the right-hand curb. See CVC 21228. Observation of SMDs in the wild have seen them riding in the travel lanes of both City streets and Highway 50.

The second added violation would require the rider to dismount the scooter to turn left. See CVC 21228(b). Again, anecdotally, SLTPD has seen many scooters facilitate a left turn by riding across all travel lanes in traffic gaps.

Third, staff recommends adding a subsection to codify CVC 21235(e) requiring that no passenger be allowed to ride on the SMD. Currently the operator is issued the notice for this violation. In cooperation with the operator, this new subsection would hold a rider responsible, such as a parent riding with a small child. Staff also recommends adding to the new photo enforcement list, CVC 21235(g) specifying that the rider may not ride on a sidewalk. This would incorporate CVC 275 that identifies crosswalks as technical sidewalks and allow enforcement for not walking a scooter across a crosswalk. This issue is often seen with scooters in conflict with cars turning right, the driver of which visually cleared the intersection moments before moving across the crosswalk only to have a fast-moving unseen scooter come from behind them to cross or come quickly at them from across the intersection. Slowing 1130
Staff Report for City Council Meeting of June 3, 2025 5 of 7 this interaction between vehicles by requiring a scooter to be walked would reduce traffic conflict.

Additionally, signage should be added at the SMD corrals indicating rider culpability for vehicle code violations.

Related to rider identification and notification of violation, two additions to the Issuance of Permits section may be required. The conceptual agreement would need to be fleshed out with the operators and added to a permit requirement. An additional change may be required which obligates the operator to notify and seek approval from the rider in the operator’s rider use agreement that rider information can be provided to the police department for enforcement.

Engagement, Outreach, and Education
Staff also recommends additional safety initiatives. Staff recommends requiring operators to create a parking and safety education plan as part of their permit application. Operators should engage with riders to protect the safety of customers and all roadway users. Engagements shall include a mix of virtual (digital media and in-app communications), physical, and inperson methods. Regular, repeated, and interactive engagement is strongly encouraged, as well as use of effective and creative methods of reaching people. This engagement should consider the needs and concerns of riders as well as non-riders.

Operators must educate riders about safety, and riding rules and etiquette at the time of signup. Messages must include, but are not limited to:
1) Advise to wear helmets when legally required;
2) Sidewalk riding is prohibited;
3) Park in appropriate locations including designated corrals; 4) Riding age restrictions;
5) Ride one person per device;
6) Obey the rules of the road, and potential penalties; 7) Yielding to pedestrians;
8) How to report an issue;
9) Not riding under the influence.

Operators must educate riders about safety, riding rules and etiquette at the time of each rental.

Digital Outreach and Education
Each rental messaging must be engaging, easy to understand, and require interactive acknowledgement or confirmation by the rider, such as a “rules quiz” or yes or no questions.

Operators must educate customers on how to appropriately park devices at the time of each rental through in-app or audio messaging. Messages should inform riders that improper parking puts others at risk. Operators should develop systems to review and link riders to violations.
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Staff Report for City Council Meeting of June 3, 2025 6 of 7 Software and mobile apps must regularly inform and educate riders when they have ridden into prohibited riding areas such as Geofenced area, public parking facilities, public parks, and staying off of sidewalks.

Operators must inform their riders about special events operational changes, or scheduled and publicly-announced SLTPD enforcement actions through the mobile app. Special event and enforcement action information will be provided to the operators by the City with the required ten-day notification.

Operators must inform their riders that operating SMDs under the influence of drugs or alcohol is against the law.

Physical Outreach and Education
Operators must regularly deploy ambassadors and/or street teams to inform riders on safety and appropriate device use (including parking). Ambassador teams should be clearly identifiable as operator staff.

Operators must conduct at minimum six (6) community events or community/stakeholder safety workshops per year. Operators suggested having these safety workshops at community events, like the Live at Lakeview summer concert series.

Half (per year) of the community events or community/stakeholder meetings must be targeted toward engaging low-income or other disadvantaged community members. It is preferred that operators conduct outreach in multiple languages.

Operators must host at minimum two (2) learn to ride education opportunities per year.

Operators shall provide to the City a plan for community outreach and engagement that shall include ambassador/street teams’ engagement activities and schedules, along with planned presentation, activities, and events with community-based organizations (CBO), business improvement districts (BIDS), and other key stakeholders.

Operators must - on a monthly basis - report information from this outreach to inform problemsolving efforts, including, but not limited to, the number of people, time length, location, and general comments from community members regarding engagement.

Financial Implications:

The recommended amendments to increase liability and safety measures would minimize the City’s potential financial exposure for Shared Mobility Device accidents. It is not possible to forecast specific savings to the City associated with such measures.

There would be a cost to the City to produce and install signage along near the corrals in the approximate amount of $250 plus staff time for each combination pole and sign. 1132
Staff Report for City Council Meeting of June 3, 2025 7 of 7 Policy Implications:

The proposed options would support public safety and provide additional liability protection for the City. Additionally, the proposed safety measures are consistent with the City’s 2025-2030 Strategic Plan Priority 7 (Recreation and Equitable Access for All) as follows:
 Priority 7.3: Increase connectivity and safety
 Priority 7.7: Continue to improve access for people of all abilities to all public spaces 1133
City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: June 3, 2025
Agenda Item #:14
Agenda Item:

Accessory Dwelling Units (ADU) Citywide Parcel Level Analysis Executive Summary: On March 12th, 2024 the City Council directed staff to develop a Request for Proposal (RFP) to procure a consultant to develop Preapproved Accessory Dwelling Unit (ADU) plans.

On December 10, 2024, the City Council approved a Professional Services Agreement (PSA) in the amount not to exceed $125,000 for the development of the Preapproved Accessory Dwelling Units plan.

The Scope of Work includes plan check-ready construction plans for three different detached ADUs to include: a Studio ADU, 1 1-bedroom ADU, 2 2-bedroom ADU, and a detached garage design with an above-garage ADU based on one of the three aforementioned designs. A key task of the contract was for the consultant to collaborate with City staff to complete an analysis of parcels within the city to better understand pertinent information that may affect the feasibility of constructing an ADU, such as lot sizes, land coverage availability, and growth management restrictions and report that information for the City Council for consideration prior to the completion of the ADU plans.

Requested Action / Suggested Motions: Pass a Motion directing staff to continue with the Workbench contract to develop pre-approved ADU plans focused on smaller-sized units consistent with the findings of the developable city lots analysis.

Responsible Staff Member: John Hitchcock, Planning Manager and Jessica Wackenhut, Housing Manager
Reviewed and Approved By: Zachary Thomas, Director of Development Services Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Heather Stroud, City Attorney Attachments:
01 - Staff Report - ADU Analysis.docx
02 - Presentation - ADU Parcel Analysis.pptx
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City Council Agenda Report- June 3, 2025 Page 1 of 5
City of South Lake Tahoe
Report to City Council
Meeting Date: June 3, 2025
Title: Accessory Dwelling Units (ADUs) Citywide Parcel Level Analysis Location: Citywide
Responsible Staff Member: John Hitchcock, Planning Manager and Jessica Wackenhut, Housing Manager
Background: Effectively addressing the housing crisis involves hitting the right balance between numerous policies and programs and allocating resources to implement them effectively. Infill housing, including accessory dwelling units (ADUs), is a crucial element in the City’s plan to provide a diverse housing supply. The state and city have responded to the housing crisis by passing new laws and ordinances to encourage the construction of ADUs. City staff created an Accessory Dwelling Unit Guidebook in July 2023 that provides a how-to guide to designing ADUs, resources, and incentives. On March 12th, 2024 the City Council directed staff to develop a Request for Proposal (RFP) to procure a consultant to develop Preapproved Accessory Dwelling Unit (ADU) plans.

A Request for Proposals (RFP) was released on June 14th, 2024 with proposals due on July 19th, 2024.

After the review process, it was determined that Workbench would be the best firm to assist the City in developing pre-approved accessory Dwelling Unit plans. On December 10, 2024, the City Council approved a Professional Services Agreement (PSA) in the amount not to exceed $125,000 for the development of the Preapproved Accessory Dwelling Units plan.

The Scope of Work includes five tasks including: project management, an analysis of city developable lots, final drawing set for Preapproved ADUs, a list of modular products that can be used in South Lake Tahoe, and community engagement and planning commission. The plan check-ready construction plans for three different detached ADUs will include: a Studio ADU, 1 1-bedroom ADU, 2 2-bedroom ADU, and a detached garage design with an above-garage ADU based on one of the three aforementioned designs.

As mentioned, a key task of the contract was for the consultant to collaborate with City staff to complete an analysis of parcels within the city to better understand pertinent 1135
City Council Agenda Report- June 3, 2025 Page 2 of 5
information that may affect the feasibility of constructing an ADU, such as lot sizes, land coverage availability, and growth management restrictions and report that information for the City Council for consideration prior to developing the preapproved ADU plans.

Issue and Discussion: In preparing the parcel-level analysis throughout the city, the following datasets were used:

1. City of South Lake Tahoe GIS Parcel Database (derived from El Dorado County GIS Parcel Database)

2. Tahoe Regional Plan Agency GIS Land Capability Dataset.

3. Tahoe Regional Planning Agency Individual Parcel Evaluation System (IPES) Dataset

4. Tahoe Regional Planning Agency GIS LiDAR Coverage Dataset.

In addition, the following assumptions were made in determining the total aggregate of parcels to be used in this analysis:

1. All developed and vacant parcels in designated residential plan areas were selected. The analysis does not include any parcels in the commercial, tourist, recreation, or conservation zones.

2. The analysis then excluded the following parcels:
a. Exempted parcels and public parcels
b. Parcels with an IPES score of 0 (parcels deemed not developable by TRPA)
c. Parcels with existing non-residential uses (e.g., commercial, tourist) d. Parcels with mobile home parks
e. Common area, condominiums, townhomes, and Planned Unit Development.
f. Parcels restricted as environmentally sensitive (e.g., deed restricted to open space)

3. Assumed all vacant parcels developed under IPES used the maximum coverage allocated and no additional land coverage is available. Staff did a random survey of parcels developed under the IPES system and confirmed in most cases that the maximum coverage was used.

In total, the analysis identified 10,171 parcels in residential zones. Developable vacant parcels accounted for 858 parcels (8.4%), and developed parcels accounted for 9,313 parcels (91.6%). The average parcel size is 9,144 square feet.

Vacant Parcel Analysis
To determine the feasibility of constructing an ADU on vacant parcels and what effect the land coverage restrictions would have on ADU size, the analysis assumed that constructing a reasonable-sized primary residence with a detached ADU would require 2,300 square feet of land coverage. The following assumptions were used:
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City Council Agenda Report- June 3, 2025 Page 3 of 5
Primary Dwelling 1,100 square feet
Driveway 400 square feet
Detached ADU 800 square feet
Total 2,300 square feet
The analysis assumed that exterior decks would be exempt pursuant to the TRPA Code and would not be counted in the coverage analysis. The ADU size of 800 square feet was chosen because state law requires jurisdiction to allow at a minimum one detached new construction ADU with a maximum unit size of 800 square feet.

The analysis concludes with the following:
− A total of 3% of the parcels (23) are 4,000 square feet or less in size and would not have adequate coverage to construct a detached ADU. Parcels in this category would likely be limited to constructing a second-story ADU over a proposed garage approximately 400 to 500 square feet in size. − A total of 66% of the parcels (568) range in size from 4,001 to 9,000 square feet.

The maximum coverage permitted for parcels in this size range is 1,800 to 2,700 square feet. The analysis found that the majority of parcels in this category (89%) ranged in size from 4,001 to 7,501 square feet and could only accommodate an ADU less than 800 square feet in size.
− Parcels greater than 7,700 square feet can accommodate a detached 800 square-foot ADU up to the maximum permitted by the City Code, which is 1,000 square feet for a unit with two or more bedrooms. Parcels in this size range account for a little over 31% of the total vacant parcel count.

PARCEL SIZE (SF) PARCEL COUNT PERCENTAGE COVERAGE ALLOWED (SF)

ADU COVERAGE (SF)
<4000 23 3% 1,200 0
4,001 – 9000 568 66%
 4,001 – 6,000 329 38% 1,800 300
 6,001 – 6,500 88 10% 1,800 – 1,950 300 – 450
 6,501 – 7,000 54 6% 1,950 – 2,100 450 – 600
 7,001 – 7,500 35 4% 2,100 – 2,250 600 – 750
 7,501 – 8,000 27 3% 2,250 – 2,400 750 – 900
 8,001 – 9,000 35 4% 2,400 – 2,700 900 – 1,200
9,001 – 14,000 161 19% 2,700 1,200
14,001 – 16,000 5 1% 2,900 1,400
16,001 – 20,000 15 2% 3,000 1,500
20,001 – 25,000 20 2% 3,100 1,600
25,001 – 30,000 8 1% 3,200 1,700
30,001 – 40,000 15 2% 3,300 1,800
40,001 – 50,000 26 3% 3,400 1,900
50,001 – 70,000 3 0.3% 3,500 2,000
70,001 – 90,000 3 0.3% 3,600 2,100
90,001 – 120,000 3 0.3% 3,700 2,200
120,001 – 150,000 0 0.3% 3,600 2,300
150,001 – 200,000 1 0.1% 3,900 2,400
>2000,001 7 1% 4,000 2,500
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TOTAL 858
Developed Parcel Analysis
To analyze the feasibility of constructing an ADU on a developed parcel, staff used the City’s GIS parcel dataset and intersected it with TRPA’s mapped land capability and land coverage datasets. This allowed City staff to create a new parcel dataset that provided the existing site conditions for each parcel. Site conditions included parcel size, land capability districts and square footage, and existing onsite land coverage, which is was derived from LiDAR survey. Using this information, City staff were able to calculate base allowable coverage for each parcel and determine if a parcel is undercovered or overcovered.

It should also be noted that this is a high-level analysis using regional-scale mapped land capability information and not verified land capability. In some instance the mapped land capability and the verified land capability may differ. However, the analysis provides a good indication of the land coverage conditions at a macro level.

As discussed above, there are 9,313 developed parcels in areas zoned for residential uses that may have the potential to accommodate an ADU. Similar to vacant parcels, the majority of the developed parcels (92.5%) range in size from 4,001 to 14,000 square feet.

The analysis of the developed parcels' site conditions concludes with the following:
− Approximately 38% (3,542 parcels) have excess land coverage. Any new ADU could only be built and constructed using existing land coverage (e.g., conversion of sheds, garages), relocating land coverage (e.g., removing decks), or over an existing structure such as a garage. However, it is difficult to determine an average size ADU due to varying site-specific conditions. − Approximately 38% (3,541 parcels) have less than 800 square feet of coverage available for an ADU.

ADU COVERAGE AVAILABLE PARCEL COUNT PERCENTAGE
>100 455 4.9
101- 200 434 4.7
201 – 300 450 4.8
301 – 400 440 4.7
401 – 500 482 5.2
501 – 600 469 5.0
601 – 700 429 4.6
701 – 800 382 4.1
TOTAL 3,541 38.0
− Approximately 24% (2,230 parcels) have more than 800 square feet of coverage available for an ADU.
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City Council Agenda Report- June 3, 2025 Page 5 of 5
Financial Implications: The approved Professional Service Agreement with Workbench, in an amount not to exceed $125,000, for the development of Preapproved Accessory Dwelling Unit plans is funded by the Permanent Local Housing Allocation (PLHA) Formula – Year 4 of allocation over 5 years. This staff report concludes Task 2 – Analysis of City Developable Lots, and the remaining contract balance is $116,828.75.

Environmental Considerations: This action is statutorily exempt from the California Environmental Quality Act (“CEQA”) under CEQA Guidelines section 15262 (Feasibility and Planning Studies).

Policy Implications: The parcel-level analysis is consistent with the City of South Lake Tahoe Strategic Plan to develop a robust set of housing programs to address the spectrum of housing needs. Ensure housing is available for people in all economic, physical, social, and employment circumstances and contributes to a balanced and equitable community.

In addition, this analysis is consistent with the following General Plan Housing Policies and Programs:

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

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

Housing Element Program 2-8. Mitigation of TRPA Regulations – Accessory Dwelling Units and Junior Accessory Dwelling Units.
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Accessory Dwelling Unit Parcel Analysis
Preapproved ADU Plans
City Council
May 6, 2025
1 1140
Preapproved ADU Plans
2 • On March 12, 2024 City Council directed staff to develop a Request for Proposal to procure a consultant to develop Preapproved Accessory Dwelling Unit (ADU) plans • City Council approved the Professional Services Agreement on December 10th, 2024 with Workbench
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Preapproved ADU Plans - Scope of Work
3 Task 1
Project
Management
Task 2 Task 3 Task 4 Task 5
Analysis of
City
Developable
Lots
Final Drawing
Set for
Preapproved
ADUs
List of Modular
Products that
can be used in
South Lake
Tahoe
Community
Engagement
&
Planning
Commission
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Assumptions
4 Selected all parcels in a plan area zoned as residential (does not include parcels in commercial, recreation, conservation or tourist zones) Excluded all exempted parcels, public parcels, and non-developable parcels (IPES=0), deed restricted
Excluded mobile home parks
Excluded commercial parcels
Excluded hotel/motel parcels
Exclude common areas/condos/townhomes/PUDs
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Assumptions
5 Assume buildable parcels would use maximum land coverage (either base or with transfers, whichever is greater)
Coverage assumptions for an average lot:
a. Dwelling = 1100 SF
b. Driveway = 400 SF
c. Primary Dwelling Coverage = 1500 SF
d. ADU (min per state law) = 800 SF
e. Total Coverage = 2300 SF
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Baseline Data
6 Total Parcel Count:
10,171
Average Parcel Size:
9,156
VACANT
66% of parcels are
between 4,001 –
9,000 SF with a base
allowed max
coverage of 1,800 -
2,700 SF

DEVELOPED
73% of parcels
between 4,001 –
9,000 SF are
developed
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ADU Parcel Analysis – Vacant Parcels
7 3% of parcels would not have adequate coverage
66% of parcels can have an ADU of 300 – 800 SF
31% of parcels can have an ADU of 800 SF or greater
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ADU Parcel Analysis – Developed Parcels
8 38% of parcels have excess coverage
38% of parcels can have an ADU of 300 – 800 SF
24% of parcels can have an ADU of 800 SF or greater
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QUESTIONS?
9 1148
City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: June 3, 2025
Agenda Item #:15
Agenda Item: Draft Five-Year Capital Improvement Plan and FY25-26 Budget Recommendations Executive Summary: The Capital Improvement Program (CIP) addresses the Cityâ€™s needs for acquiring, expanding, rehabilitating, and replacing long-lived assets. The CIP serves as a planning instrument to identify needed capital projects and coordinate the financing and timing of improvements to maximize the return to the public. The Fiscal Year 25-29 draft five-year capital plan and the 25-26 budget requests are being proposed for future adoption during the Cityâ€™s annual budget process. The plan details the funding and expenses of all projects within the five-year timeline, including all projects funded by state, federal, and local grants. For this agenda item, we are introducing and discussing the Fiscal Year 25-26 capital appropriation requests to reinforce project priorities and review the proposed appropriations before adoption on August 26, 2025.

Requested Action / Suggested Motions: Pass a Motion directing staff to bring back the FY 25-26 Budget Recommendation and Five-Year Capital Improvement Plan for approval at the City Council meeting on August 26, 2025.

Responsible Staff Member: Anush Nejad, Director of Public Works Reviewed and Approved By: Susan Blankenship, City Clerk Olga Tikhomirova, Finance Director Heather Stroud, City Attorney
Attachments:
01-Staff_Report_-_Draft_Five-Year_Capital_Improvement_Plan_and_FY_25- 26_Budget_Recommendations_R (1).docx
02 - CIP 25-29 Summary - Final.pdf
03 - FY 25-26 CIP Presentation.pptx
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Council Agenda Report June 3, 2025 Page 1 of 10
City of South Lake Tahoe
Report to City Council
Meeting Date: June 3, 2025
Title: Draft Five-Year Capital Improvement Plan and FY 25/26 Budget Recommendations
Location: Citywide
Responsible Staff Member: Anush Nejad, Director of Public Works Background: The Capital Improvement Program addresses the City’s needs for public and infrastructure improvements, including the acquisition, expansion, rehabilitation, and replacement of long-lived assets. The CIP serves as a planning instrument to identify the needed capital projects and coordinate the financing and timing of improvements in a way that maximizes the return to the public and preserves City assets. It provides a planned and programmed approach to utilizing the City’s financial resources in a responsible and efficient manner to meet its service and facility needs.

It serves as a “blueprint” for the community's future and is a dynamic tool, not a static document.

A critical element of a balanced CIP is the establishment of funds to both preserve or enhance existing assets and provide new assets to respond to changing service needs and community evolution.

The City’s Preserving Capital Investments Policy states the following:

The City invests in capital assets such as property, plant, equipment, facilities, and infrastructure. Preservation of such investments through regular maintenance and a long-term renovation plan is necessary to preserve their value. The city must also plan for the replacement of capital investments (particularly vehicles and equipment). The following policy requirements are intended to ensure the proper accounting and preservation of capital investments and to provide a sound economic base for their replacement.
1) The budget should provide sufficient funding for adequate maintenance, renovation, and the orderly replacement of capital assets such as equipment, fleet, facilities, streets, and parks.
2) All capital assets should be maintained at a level that protects capital investment and minimizes future maintenance and replacement costs. 3) A five-year schedule of equipment replacement and maintenance needs, as well as facilities, streets and parks renovation and maintenance needs should be prepared on an annual basis. Expenditures consistent with such plans shall be included in annual budget appropriations.
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Council Agenda Report June 3, 2025 Page 2 of 10
Over the past few years, the Department of Public Works has made significant progress toward evaluating the condition of existing assets across all classes.

Infrastructure decline is an ongoing cycle, and considerable work remains in planning for the replacement of assets within the city’s operation and maintenance (O&M) responsibilities.

Moving forward, the CIP will display all new projects scheduled for the five-year timeline, whether they are currently in phase or fully funded. As a fundamental tool for scheduling anticipated capital projects and costs, the CIP is critical for planning and controlling future budget and debt service requirements. For this reason, the CIP moving forward includes projects where needs have been defined, but specific funding solutions have not been identified (unfunded). By providing unfunded projects in the timeline, we acknowledge the need and recognize a commitment to schedule and pursue additional funding.

City staff are skilled at securing grants to support needs across various CIP Categories. Whether it is FAA support of the airport, various state and federal grants supporting transportation and water quality projects, or grants aimed at reducing hazardous fuel and promoting sustainability. Our staff is exceptionally skilled at securing funding sources outside the City’s general or local fund pool to support the Capital Program. Over the next few years, staff will place greater emphasis on applying for and securing various grants to fund future projects. This year, the Public Works Department intends to retain a qualified Grant Writing firm to assist in applying for grants for larger-scale projects. However, most grant sources require a monetary match from the agency. Typically, 10% to 20%, depending on the source. The grant matching funds are usually derived from the city’s general fund. By committing to funding a project through grant revenue, the city also commits to the matching funds, thereby restricting available limited dollars for non-grant applicable operational and capital needs. While leveraging match funds from undesignated general funds for larger-scale grant acquisition is generally positive and maximizes project success, the city and staff should be aware of the potential to “overload” the CIP with grant-funded projects, thereby further restricting available funding for operations and non-grantrelated capital.

Furthermore, most grants require the project to be “shovel-ready”. Preliminary studies, concepts, preliminary environmental, cost estimates, public outreach, and other project metrics are required for successful grant consideration. These initial tasks often rely on the city’s undesignated general fund reserves to “seed” the project, thereby restricting available general fund dollars for non-grant-funded capital. Finally, the entire grant process, from application through procurement, implementation, reporting, and close-out, is very time-intensive and requires significant staff support. The ability to advance projects to a “shovel-ready” stage is even more critical now with the passage of the Federal Infrastructure Investment and Jobs Act (FIJA). This bill has significant potential for the City of South Lake Tahoe over the next five years. To take full advantage of these grant opportunities, projects must reach a “shovel-ready” stage, which requires initial “seed” funds to advance them to a viable stage.

In 2009, the city initiated a formal evaluation of its roadway paving network.

Subsequently, Measure S was approved by the voters in 2020, and annual funding is now being applied to the asset class. In 2023, the city completed a condition 1151
Council Agenda Report June 3, 2025 Page 3 of 10
assessment and Pavement Condition Index (PCI), which would aid in determining the true needs and developing a multitude of pavement rehabilitation schemes to extend the life of roadways in South Lake Tahoe. With the combination of Measure S funds, State Gas Tax SB1 (RMRA) funds, and Utility In-Lieu fees, the city will likely allocate nearly $60 million to roadway network rehabilitation over the next twenty years at current funding levels. Starting last year, the City has placed more emphasis on Pavement Maintenance versus the Pavement Rehabilitation program. Pavement maintenance involves utilizing in-house resources to repair major potholes and applying the sealing process to extend the pavement's lifespan. In addition, last year, staff introduced the matrix for pavement maintenance, which includes treatment for new pavement rehabilitation. Funding for in-house pavement maintenance will be requested separately in the operations budget. However, we have included a recommended additional $1 million for only pavement maintenance for 25/26, in addition to the funding request for pavement rehabilitation (reconstruction)> In 2010, the staff brought forward concerns with the condition of various park assets, including the recreation center. In November 2016, voters passed Measure P, a citywide increase of the transient occupancy tax (TOT) by 2 percent with funds earmarked for a new recreation complex. The first phase of the new Multi-Generational Recreation and Aquatics Center was completed in 2024, and the final phase is scheduled to be completed in January 2026.

In 2023, staff completed a Conditions Assessment for all City facilities, with an estimated total upgrade need of $48 million. The city also completed an ADA Transition Plan for citywide upgrades, with an estimated cost of $14 million for full implementation. Staff have been implementing ADA upgrades on an annual basis. In 2024, we completed the Lakeview and Harrison Avenue ADA upgrade.

The city’s surplus funds, or undesignated general fund reserves, calculated annually, are not solely obligated for capital programming. The city’s general fund reserves aim to balance needs across all city operations, programs, and capital projects. Thus, there are many competing interests for the funds. Actual funds available for capital needs are not known until all other cost accounting takes place, and as such, the planning of the annual CIP is somewhat dynamic.

Issue and Discussion: Capital improvement programming guides the efficient and effective delivery of public facilities, systems, and infrastructure. Programming capital projects over time can promote better use of the City’s limited financial resources and assist in coordinating public and private development.

The attached draft Five-year (FY 25-29) capital improvement plan document is being proposed for adoption and inclusion in the City’s annual budget process, subject to funding availability. It details the funding and expenses of all projects within the fiveyear timeline, including those funded by state, federal, and local grants. For this agenda item, we are introducing and discussing the FY25-26 capital appropriation requests and priorities from all departments. The proposed CIP program will be finalized once a clear picture of available funding is known and before budget adoption on August 26, 2025.
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CIP Recommendations: For this year, City staff, comprising the city manager’s office, public works, parks and recreation, finance, public safety, planning, police, and fire, began reviewing departmental needs in November 2024. This team conducted an indepth analysis of the capital program's impact on cash flow and expenses, as well as the City’s ability to finance, design, construct, and ultimately maintain and operate projects. Each department completed its projects and funding requests.

Financial Implications: The FY 25-26 Capital Improvement Plan initiates the delivery of specific projects and maintenance tasks necessary to protect and upgrade existing assets, as well as plan and construct new assets, in accordance with the City's existing goals, objectives, plans, and policies.

Recommendations for the 25/26 CIP are divided into three sections:

1. Budget Recommendation for FY 2025.

There are two projects that the staff recommends budgeting for this year. These include the El Dorado Beach Revetment Project and Reagan Beach Renovation. Both of these projects are recommended by the Parks and Recreation Department.

The El Dorado Beach Revetment entails upgrades to the Emergency Maintenance work the City performed in 2020. The slopes of El Dorado Beach were modified to stabilize the slope using super sack bags. The super sacks have been compromised and require a more permanent solution. The $50,000 funding request will enable staff to hire a consultant to initiate the permitting process. For the 2025/26 FY, we recommend $300,000 for the permitting and design process.

The Reagan Beach project entails environmental studies and design work to upgrade the Reagan Beach Area. Last year, the city allocated $250,000 to this project, and this year, CTC is recommending a $500,000 grant for this effort. An additional $50,000 was previously allocated to this project. On June 17, 2025, the Parks and Recreation Department will bring forward acceptance of the grant and request for the matching $150,000.

2. Budget Recommendation for FY 2025/26.

Table 1 shows the total funding requests for FY 2025/26. If approved, this funding request will be presented with the annual budget approval. The 25/26 budget request is a robust plan to address the infrastructure and equipment needs. The following is a summary of each department's request and specific projects:

A. Airport: $150,000 in Fence upgrades that will be funded with Airport Enterprise funds.

B. Active Transportation (Trails, Bikes, and Sidewalks): $450,000 for Luminaries for the Tahoe Valley Greenbelt Project. Due to a funding shortfall, this component was deleted from the TVGB Phase 2 Award. The current Project Roll forward 24/25 25/26 Total Funding Source El Dorado Beach Revetment $ - $ 50,000 $ 300,000 $ 350,000 2025 Appropriation - GF Regan Beach Renovations $ 800,000 $ 150,000 $ - $ 950,000 2025 Appropriation - GF 1153
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contract will build the infrastructure, and the funding request will allow installation of the luminaries.

C. Facilities and Buildings. $600,000 for long-term and Minor Capital Upgrades for all City facilities.

D. Parks and Grounds: The Parks Department has three requests as shown below:
a. El Dorado Beach Revetment: $300,000 for permitting and design of a permanent slope stabilization.
b. New Parks Shop: $600,000 for a facility in the 56-acre site, or other suitable location. This will allow engineering and design for implementation in 2027. c. Golf Course Improvement: $100,000 for the design of the improvement for the Golf Course for implementation in 2027.

E. Public Safety – Police: Police Department has two requests as shown below:
a. Police Department Parking and Drainage Upgrade: $100,000 for preliminary design to address drainage and pavement issues, with full implementation in 2027.
b. Explore Tahoe Upgrade: $170,000 for second-level upgrades to support the VHR program. Funding for this work will come from VHR program.

F. Public Works Admin: $100,000 to begin sidewalk and trail repairs. The City has completed an inventory of sidewalk and trail repair needs. We plan to be an annual upgrade project and apply for grant funds to complete the work. It is estimated that the full upgrade could cost $1,000,000 or more..

G. Complete Streets (including Pavement Rehab and Maintenance). The following are the itemized recommendations:
a. Annual Street Rehabilitation. $3,054,898 + any In-lieu fees. This is the City’s annual pavement reconstruction and is funded by Measure S, SB1 Gas Tax, and any pavement in-lieu fees.
b. Annual Pavement Maintenance: This new category reinforces the City’s commitment to maintaining its existing infrastructure. Staff are recommending $1 million from Measure S, plus an in-house resource for pothole repair during the summer. The budget for in-house labor and materials will be requested as part of the annual budget. c. Miscellaneous Traffic Safety and Calming Project. $100,000. This budget request aligns with the adopted Vision Zero program and the upcoming Traffic Calming Study for the City, enabling the low-cost implementation of improvements citywide.
d. Pioneer Trail Safety Upgrade – Phase 2. $50,000 for design services.

Phase 1 of the project is currently underway. Phase 2 will widen the roadway on the mountainside to allow a standard shoulder for both directions.
e. Ski Run and Pioneer Intersection Upgrade: $150,000 for design services.

Pioneer Trail Phase 2 will include pavement rehab from Ski Run to Larch.

This project will upgrade the pavement and replace the older traffic signal. 1154
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This project will allow connection to the Greenway Bikeway Project.

Funding for implementation will be requested in 2027.

H. Sustainability Projects: There are two requests related to sustainability:
a. EV Vehicles: $112,284 for procurement of two EV vehicles. The City is installing an electric vehicle (EV) charging station at 1700 Shop Street. The two EV vehicles will allow the city's EV transition plan program. b. Geothermal Feasibility Study: $100,000 to initiate a feasibility study for the use of a geothermal source in the city.

I. Stormwater and Environmental Improvement Projects: There are five requests related to stormwater and EIP projects:
a. Upper Park Creek – Upper Watershed. $350,000. The first phase of this project is underway and funded. The additional funding request will allow completion of the design for other phases of the project. The City has requested an additional $5.31 million through House and Senate Earmark funding for implementation.
b. Drainage Improvements – Micro Areas. $50,000. Starting in 2022, the city has been implementing dry wells or other low-cost upgrades to address localized flooding. This program has been very successful in addressing these issues.
c. Drainage Master Plan Upgrade. $300,000. This project supports the Strategic Plan goals and will initiate an update to the City’s Drainage Master Plan, which will include the identification of suitable drainage basins.

This will aid in proper planning, design, and funding requests for citywide drainage upgrades.
d. Drainage Pipe Replacement: $600,000. In 2022, the city completed a drainage pipe evaluation and study. The study recommended $1 million annually to replace failing pipes. Recently, we have combined the pipe replacement with the annual roadway rehabilitation to better address drainage impacts on new pavement.
e. James and Eloise Pipe Replacement. $500,000. This project is in the design phase, and current funding was redirected to Pioneer Trail Phase II.

This funding request will replenish the budget needed to complete this project.

J. Vehicles and Equipment Acquisition and Replacement: There are three requests from Parks, Public Works, and General city pool vehicle:
a. Parks Vehicle Requests: $258,251.00
i. Bobcat Toolcat: $68,791.00
ii. Toolcat Grapple bucket attachment: $3,720.00
iii. Toolcat Blower attachment: $5,644.00
iv. 2024 2 MD Rookie MD Golfcarts: $16,596.00
v. Vermeer 1000 Chippe: $41,000.00
vi. GreenMaster 3250 Diesel: $60,000.00
vii. Chevrolet 2500 4x4 (one): $62,500.00
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b. Public Works Requests: $2,819,815
i. John Deere Grader 872 (four): $2,286,760 - Snow removal (bond) ii. Freightliner Sander 6x6: $420,500.00 - Streets
iii. Chevrolet 1500 (one): $48,971.00 - Engineering
iv. Chevrolet 2500 (one): $63,584.00 – Facilities
c. Citywide Pool Vehicle: $53,213

3. Summary of 2025-26 Budget Requests: The following is a summary of funding for FY 25/26:
 $2,286,760 Bonds/Lease Purchase Financing
 $4,524,369 Measure S
 $150,000 Airport Enterprise
 $170,000 VHR Program
 $4,937,332 General Funds
Total: $12,068,461
Attachment 01 summarizes the FY 2025-2029 Budget recommendations.

At the time of submission of this Five-Year Capital Improvement Plan, it is too early to accurately calculate potential FY 2024-2025 budget savings and/or revenue surpluses that could be available to fund projects described earlier in this staff report. As the City approaches the end of the fiscal year, the Finance Department will continue to monitor revenues and expenditures. Any projected savings will be identified closer to fiscal year-end, which will occur following the adoption of the FY 2026 budget in August. At that time, Finance will assess the availability of year-end savings, and capital projects not included in the adopted budget may be reconsidered for funding during the midyear budget review in early 2026. Revenue performance will continue to be tracked, with property tax expected to meet budget projections, sales tax to slightly exceed budget projections, and transient occupancy tax projected to end the year at or slightly below budgeted levels.
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Department Roll forward 25/26 Total Funding Source
AP - Airport/Aviation
Airport Fence Line $ - $ 150,000 $ 150,000 Airport Enterprise AP - Airport/Aviation Total $ - $ 150,000 $ 150,000
AT - Active Transportation (Trails, Bikes, Sidewalk)
Tahoe Valley Greenbelt Lighting Improvements $ - $ 450,000 $ 450,000 GF AT - Active Transportation (Trails, Bikes, Sidewalk) Total $ - $ 450,000 $ 450,000 FA - Facilities & Buildings
Long Term Capital Replacement $ 583,266 $ 500,000 $ 2,583,266 GF Misc. Maintenance - Minor Capital $ 108,701 $ 100,000 $ 508,701 GF FA - Facilities & Buildings Total $ 691,967 $ 600,000 $ 3,091,967 PA - Parks and Grounds
El Dorado Beach Revetment $ - $ 300,000 $ 1,000,000 2025 Appropriation - GF New Parks Shop $ - $ 600,000 $ 2,100,000 GF
Golf Course Improvements $ - $ 100,000 $ 500,000 GF
PA - Parks and Grounds Total $ - $ 1,000,000 $ 3,600,000 PS-F - Public Safety - Fire
PS-P - Public Safety - Police
Police Department Parking & Drainage Upgrade $ - $ 100,000 $ 1,700,000 GF Explore Tahoe Upgrade $ - $ 170,000 $ 170,000 VHR Program PS-P - Public Safety - Police Total $ - $ 270,000 $ 1,870,000 PWD - Public Works Admin
Sidewalk and Trail Maintenance Program $ - $ 100,000 $ 950,000 GF PWD - Public Works Admin Total $ - $ 100,000 $ 950,000
ST - Complete Streets
Annual Streets and Roads Paving and Rehabilitation $ 26,105,057 $ 3,054,898 $ 41,379,547 Measure S and SB1 Annual Pavement Maintenance (In-House and Contract Work) $ 1,000,000 Maintenance supplemented with InHouse Pothole Repair
(In-House budget in Operating Budget)
- Measure S
Misc. Traffic Safety and Calming Projects $ 121,568 $ 100,000 $ 521,568 GF Pioneer Safety Project - Phase 2 $ - $ 50,000 $ 250,000 Ski Run and Pioneer Intersection Upgrade (Signal and Pavement) $ - $ 150,000 $ 1,500,000 GF (Design) ST - Complete Streets Total $ 26,226,625 $ 4,354,898 $ 43,651,115 SUS - Sustainability
Electric Vehicles - Fleet Replacement $ - $ 112,284 $ 612,284 GF (2 EV Vehicles) Geothermal Feasibilty Study $ - $ 100,000 $ 100,000 GF
SUS - Sustainability Total $ - $ 212,284 $ 712,284
SW - Stormwater and Environmental Improvements
Bijou Park Creek -Upper Watershed $ 3,950,179 $ 350,000 $ 4,800,179 $5.31 M Earmark Submitted Drainage Improvements - Micro Areas - City Wide $ 845,961 $ 50,000 $ 1,095,961 GF Drainage Master Plan Update $ 297,339 $ 300,000 $ 597,339 GF Drainage Pipe Replacement $ 910,250 $ 600,000 $ 5,510,250 GF James & Eloise Drainage Pipe Replacement $ 60,000 $ 500,000 $ 560,000 GF SW - Stormwater and Environmental Improvements Total $ 6,063,729 $ 1,800,000 $ 12,563,729 VE - Vehicles & Equipment
Parks Equipment (1) $ 193,302 $ 258,251 $ 651,553 GF
Public Works, Snow Equipment Vehicles Replacement and Pool vehcile (2) $ 2,189,000 $ 2,873,028 $ 11,062,028 Measure S and GF VE - Vehicles & Equipment Total $ 2,382,302 $ 3,131,279 $ 11,713,581 Total $ 12,068,461 $ 78,752,676
Funding Requests $ 12,068,461
$ 2,286,760 BondsLease Purchase Financing
$ 4,524,369 Measure S
$ 150,000 Airport Enterprise
$ 170,000 VHR Progam
$ 4,937,332 General Funds
(1) Parks Equipment Requests
Bobcat Toolcat: $68,791.00
Toolcat Grapple bucket attachment: $3,720.00
Toolcat Blower attachment: $5,644.00
2024 2 MD Rookie MD Golfcarts: $16,596.00
Vermeer 1000 Chippe: $41,000.00
GreenMaster 3250 Diesel: $60,000.00
Chevrolet 2500 4x4 (one): $62,500.00
Total: $258,251.00
(2) Streets/Facilities Equipment Requests
John Deere Grader 872 (four): $2,286,760 - Snow removal (bond) Freightliner Sander 6x6: $420,500.00 - Streets
Chevrolet 1500 (one): $48,971.00 - Engineering
Chevrolet 2500 (one): $63,584.00 - Facilities
General Pool Vehicle:

Pool Vehicle (Hybrid): $53,213
Total: $2,819,815
Table 1 - FY 2025-26 Capital Improvement Program

PROJECTS BY DEPARTMENT
Funding
Breakdown
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Environmental Considerations:

Receiving this report and providing direction to staff is not approval of a project subject to review under the California Environmental Quality Act (CEQA) under CEQA Guidelines sections 15352 and 15378 because it does not commit the City to a definite course of action regarding the projects listed within the Capital Improvement Plan and does not have the potential for resulting in either a direct or reasonably foreseeable indirect physical change to the environment.

Policy Implications: The proposed CIP requests and Policies are consistent with the recently adopted 2025-2030 Strategic Plan goals:

Priority 2 – Efficient Government

2.3 Complete a geothermal feasibility study
Priority 5 – Improve Transportation

5.1 Improve scooter safety for users and non-users.

5.2 Complete the conceptual US50 Corridor Planning Study, including transit options and cross-jurisdictional coordination (to include gondola, widened bike lanes, speed reduction, and Y mobility hub).

5.3 Complete Traffic Calming Toolbox (including multi-modal traffic

5.5 Increase annual road repair through innovative maintenance and rehab program.

5.6 Prioritize the implementation of Complete Streets.

Priority 6 – Protect the Natural Environment

6.1 Update the Storm Water and Drainage Master Plan.

6.2 Identify areas that are suitable to serve as drainage basins.

6.3 Ensure all stormwater projects are in compliance with the sediment total maximum daily load (TMDL) standards and always improve lake clarity
Priority 7 – Recreation and Equitable Access for All

7.1 Complete the new Recreation and Swim Complex and
maintain the current complex in the meantime.

7.2 Implement the Vision Zero Plan.

7.3 Increase connectivity and safety.

7.5 Evaluate the possibility of building and maintaining a park in every neighborhood (pocket parks).

7.6 Continue to improve access for people of all abilities to all public spaces.

CIP Financial Policy
The City Council shall adopt the annual CIP that addresses all capital investments planned for the budget year and for the subsequent budget years at the same time as the adoption of the Annual Budget.
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Annual Appropriation Requirement
The capital budget represents only the first year of the CIP. The primary difference between the capital budget and the CIP is that, through the annual Appropriation Resolution passed by the City Council, the Capital Budget legally authorizes expenditures during the upcoming fiscal year. The CIP includes the first-year projections as well as future projects for which financing has not been secured or legally authorized. The funding allocation for future years of the CIP is therefore subject to change.

Project Manager
Every capital improvement project will have a project manager who prepares the project proposal, ensures that required phases are completed on schedule, authorizes all project expenditures, ensures that all regulations and laws are observed, and periodically reports project status.

Statement of Fiscal Impact on the Operating Budget
Each approved CIP project will contain a statement of fiscal impact on the annual operating budget and the source of funding.

General Plan Policy TC‐1.4: Capital Improvement Program Funding. The City shall provide for sufficient funding to finance the transportation projects in the Capital Improvement Program (CIP).

General Plan Policy TC‐1.5: Street Repair Program. The City shall maintain and implement the Pavement Management Plan and maintain a street repair program that ensures sufficient funding for maintenance of South Lake Tahoe’s Street System.

General Plan Policy PQP‐1.6: Capital Improvement Program. The City shall review and update yearly the Capital Improvement Program (CIP) to ensure the implementation and adequacy of the plan.

General Plan Policy PQP‐1.8: Financing and Prioritizing Maintenance of Existing Infrastructure. The City shall identify operations and maintenance costs and priorities for existing infrastructure, and identify and develop a fair, equitable, and stable fiscal program to finance the ongoing maintenance of infrastructure. 1159
Department Roll forward 24/25 25/26 26/27 27/28 28/29 Future Total Funding Source AP - Airport/Aviation
Airport Fence Line $ - $ 150,000 $ 150,000 $ - $ - $ - $ 300,000 Airport Enterprise Airport Master Plan Update - Phases 1 & 2 $ 755,576 $ - $ - $ - $ - $ - $ - $ 755,576 Airport Pavement Maintenance Plan $ 164,556 $ - $ - $ - $ - $ - $ - $ 164,556 Airport Pavement Repair and Taxiway Rehab $ 1,091,200 $ 288,000 $ - $ 1,000,000 $ 17,000,000 $ - $ - $ 19,379,200 PAPI Replacement $ - $ 110,000 $ - $ - $ - $ - $ - $ 110,000 AP - Airport/Aviation Total $ 2,011,332 $ 548,000 $ 150,000 $ 1,000,000 $ 17,000,000 $ - $ - $ 20,709,332 AT - Active Transportation (Trails, Bikes, Sidewalk)
Bijou Bike Park Small Pump Track Paving $ 120,000 $ - $ - $ - $ - $ - $ - $ 120,000 Bijou Park Connector Project $ 1,277,056 $ 572,000 $ - $ - $ - $ - $ - $ 1,849,056 Citywide ADA Upgrades $ 150,000 $ 100,000 $ - $ 250,000 $ 250,000 $ 250,000 $ - $ 1,000,000 Dennis Machida Memorial Bike Way Phase 1C $ 973,544 $ - $ 3,000,000 $ 5,000,000 $ - $ - $ 8,973,544 GF South Tahoe Bikeway Wayfinding and Amenities $ 65,957 $ - $ - $ - $ - $ - $ - $ 65,957 Sugar Pine Multi-Use Trails - AHSC Grant $ 2,422,543 $ - $ - $ - $ - $ - $ - $ 2,422,543 Tahoe Valley Greenbelt Lighting Improvements $ - $ - $ 450,000 $ - $ - $ - $ - $ 450,000 GF AT - Active Transportation (Trails, Bikes, Sidewalk) Total $ 5,009,100 $ 672,000 $ 450,000 $ 3,250,000 $ 5,250,000 $ 250,000 $ - $ 14,881,100 FA - Facilities & Buildings
Bellamy Parking Garage Upgrades $ 923,000 $ 600,000 $ - $ 600,000 $ - $ - $ - $ 2,123,000 Ice Arena Fire Suppression Repair and Painting $ - $ 400,000 $ - $ - $ - $ - $ - $ 400,000 Ice Arena HVAC and Dehumidification Equipment Replacement $ - $ - $ - $ - $ - $ - $ - $ - Long Term Capital Replacement $ 583,266 $ 200,000 $ 500,000 $ 500,000 $ 500,000 $ - $ 500,000 $ 2,783,266 GF Misc. Maintenance - Minor Capital $ 108,701 $ - $ 100,000 $ 100,000 $ 100,000 $ - $ 100,000 $ 508,701 GF Multi-Generational Recreation Center $ 72,944,763 $ 1,470,531 $ - $ - $ - $ - $ - $ 74,415,294 Services Center Renovations $ 165,876 $ - $ - $ 200,000 $ 1,000,000 $ - $ - $ 1,365,876 Stateline Transit Center Exterior Painting $ - $ 60,000 $ - $ 60,000 FA - Facilities & Buildings Total $ 74,725,606 $ 2,730,531 $ 600,000 $ 1,400,000 $ 1,600,000 $ - $ 600,000 $ 81,656,137 PA - Parks and Grounds
56 Acres Master Plan $ 342,184 $ - $ - $ 1,000,000 $ 8,000,000 $ - $ - $ 9,342,184 Al Tahoe Cemetery Security Improvements $ 80,418 $ - $ - $ - $ - $ - $ - $ 80,418 Bijou Park Skate Park Renovations $ 265,445 $ 469,485 $ - $ - $ - $ - $ - $ 734,930 Community Fields Restroom $ 216,723 $ - $ - $ - $ - $ - $ - $ 216,723 Community Playfields $ 1,578,207 $ - $ - $ - $ - $ - $ - $ 1,578,207 Conolley Beach Restrooms $ - $ - $ - $ 700,000 $ 300,000 $ - $ - $ 1,000,000 El Dorado Beach Revetment $ - $ 50,000 $ 300,000 $ 700,000 $ - $ - $ - $ 1,050,000 2025 Appropriation - GF Existing Recreation Center Demolition/Site Restoration $ - $ - $ - $ - $ - $ 100,000 $ 2,000,000 $ 2,100,000 Lakeview Commons and Ski Run Blvd Electrical Upgrades $ 80,000 $ - $ - $ - $ - $ - $ - $ 80,000 New Parks Shop $ - $ - $ 600,000 $ 1,500,000 $ - $ - $ - $ 2,100,000 GF Parks Interim Trailer $ 100,000 $ - $ - $ - $ - $ - $ - $ 100,000 Regan Beach Renovations $ 800,000 $ 150,000 $ - $ 1,000,000 $ 5,000,000 $ 5,000,000 $ - $ 11,950,000 2025 Appropriation - GF Golf Course Improvements $ - $ - $ 100,000 $ 400,000 $ - $ - $ - $ 500,000 GF El Dorado Beach Boat Ramp Dock $ - $ - $ 125,000 $ - $ - $ - $ 125,000 PA - Parks and Grounds Total $ 3,462,977 $ 669,485 $ 1,000,000 $ 5,425,000 $ 13,300,000 $ 5,100,000 $ 2,000,000 $ 30,957,462 PS-F - Public Safety - Fire
Fire Prevention - USFS Grant $ 200,000 $ - $ - $ - $ - $ - $ - $ 200,000 Fire Station 1 Upgrades $ 310,309 $ 300,000 $ - $ - $ - $ - $ - $ 610,309 Fire Station 2 Replacement $ 154,496 $ - $ - $ - $ - $ - $ - $ 154,496 Fire Station 2 Roof Repairs $ - $ - $ - $ - $ 60,000 $ - $ - $ 60,000 Fire Station 3 New Building $ 1,500,000 $ 500,000 $ - $ 3,000,000 $ 14,000,000 $ - $ - $ 19,000,000 Fire Station 3 Upgrades $ 592,050 $ - $ - $ - $ - $ - $ - $ 592,050 South Lake Tahoe
Capital Improvement Program
FY 2025-2026

PROJECTS BY DEPARTMENT
1160
Department Roll forward 24/25 25/26 26/27 27/28 28/29 Future Total Funding Source South Lake Tahoe
Capital Improvement Program
FY 2025-2026

PROJECTS BY DEPARTMENT
PS-F - Public Safety - Fire Total $ 2,756,855 $ 800,000 $ - $ 3,000,000 $ 14,060,000 $ - $ - $ 20,616,855 PS-P - Public Safety - Police
Bellamy Parking Garage Painting and Lighting $ 923,000 $ 600,000 $ - $ 500,000 $ - $ - $ - $ 2,023,000 Police Department Parking & Drainage Upgrade $ - $ 150,000 $ 100,000 $ 500,000 $ 1,100,000 $ - $ - $ 1,850,000 GF Police Department Roof Replacement $ 805,000 $ 100,000 $ - $ - $ - $ - $ - $ 905,000 Explore Tahoe Upgrade $ - $ - $ 170,000 $ - $ - $ - $ - $ 170,000 VHR Program PS-P - Public Safety - Police Total $ 1,728,000 $ 850,000 $ 270,000 $ 1,000,000 $ 1,100,000 $ - $ - $ 4,948,000 PWD - Public Works Admin
Grant Application Consulting Services $ - $ 100,000 $ - $ 100,000 $ - $ - $ - $ 200,000 Sidewalk and Trail Maintenance Program $ - $ - $ 100,000 $ 250,000 $ 300,000 $ 300,000 $ 950,000 GF PWD - Public Works Admin Total $ - $ 100,000 $ 100,000 $ 350,000 $ 300,000 $ 300,000 $ - $ 1,150,000 ST - Complete Streets
Al Tahoe / Johnson Signal Upgrade $ - $ - $ - $ 175,000 $ - $ - $ - $ 175,000 Annual Streets and Roads Paving and Rehabilitation $ 26,105,057 $ 3,670,000 $ 3,054,898 $ 3,054,898 $ 3,054,898 $ 3,054,898 $ 3,054,898 $ 45,049,547 Measure S and SB1 Annual Pavement Maintenance (In-House and Contract Work) $ 1,000,000 Maintenance supplemented with In-House Pothole
Repair (In-House budget in Operating Budget) -
Measure S
Johnson Boulevard Complete Street Project $ - $ 200,000 $ - $ 1,000,000 $ 10,000,000 $ - $ - $ 11,200,000 GF (Design) Misc. Traffic Safety and Calming Projects $ 121,568 $ - $ 100,000 $ 100,000 $ 100,000 $ - $ 100,000 $ 521,568 GF New Signal at Viking Way and Lake Tahoe Blvd $ - $ - $ - $ 175,000 $ - $ - $ - $ 175,000 Pioneer Safety Project - Phase 2 $ - $ - $ 50,000 $ 200,000 $ - $ - $ - $ 250,000 Pioneer Trail Improvements - Phase II $ 4,913,239 $ 3,677,570 $ - $ - $ - $ - $ - $ 8,590,809 Pioneer Trail Safety Improvement Project - HSIP $ 540,388 $ 47,000 $ - $ - $ - $ - $ - $ 587,388 Ski Run and Pioneer Intersection Upgrade (Signal and Pavement) $ - $ - $ 150,000 $ 1,350,000 $ - $ - $ - $ 1,500,000 GF (Design) Stateline Avenue Complete Streets Project $ 100,000 $ 150,000 $ - $ 3,000,000 $ 12,500,000 $ - $ - $ 15,750,000 Traffic Calming Toolbox $ - $ 100,000 $ - $ - $ - $ - $ - $ 100,000 Traffic Signal Upgrades/Replacement $ - $ - $ - $ 250,000 $ - $ - $ - $ 250,000 US 50 Corridor Study $ - $ 475,000 $ - $ 1,000,000 $ 3,000,000 $ 15,000,000 $ - $ 19,475,000 US 50/89 Road Safety Audit Implementation $ - $ 50,000 $ - $ 250,000 $ - $ - $ - $ 300,000 Vision Zero Program $ 250,000 $ - $ - $ - $ - $ - $ - $ 250,000 ST - Complete Streets Total $ 32,030,252 $ 8,369,570 $ 4,354,898 $ 10,554,898 $ 28,654,898 $ 18,054,898 $ 3,154,898 $ 104,174,312 SUS - Sustainability
Citywide Sustainability and Energy Upgrade Project $ 2,000,000 $ 10,185,108 $ - $ - $ - $ - $ - $ 12,185,108 Electric Vehicles - Fleet Replacement $ - $ - $ 112,284 $ - $ 250,000 $ 250,000 $ - $ 612,284 GF (2 EV Vehicles) EV Charging Infrastructure - Fleet $ - $ - $ - $ - $ 250,000 $ 250,000 $ - $ 500,000 EV Charging Station Installation - Public Use $ 297,317 $ - $ - $ - $ - $ - $ 297,317 EV Charging Stations - Micro transit Electric Vans $ 300,968 $ - $ - $ - $ - $ - $ - $ 300,968 On-Call Electrical Engineering Services - Sustainability $ 300,000 $ 130,000 $ - $ - $ - $ - $ - $ 430,000 Public Works and Fire Department Backup Power $ 150,000 $ - $ - $ - $ - $ - $ - $ 150,000 Water Fountain Stations $ 150,000 $ - $ - $ - $ - $ - $ - $ 150,000 Geothermal Feasibilty Study $ - $ - $ 100,000 $ - $ - $ - $ - $ 100,000 GF SUS - Sustainability Total $ 2,900,968 $ 10,612,425 $ 212,284 $ - $ 500,000 $ 500,000 $ - $ 14,625,677 SW - Stormwater and Environmental Improvements
Bijou Park Creek -Upper Watershed $ 3,950,179 $ - $ 350,000 $ - $ - $ - $ 500,000 $ 4,800,179 $5.31 M Earmark Submitted Drainage Improvements - Micro Areas - City Wide $ 845,961 $ - $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 1,095,961 GF Drainage Master Plan Update $ 297,339 $ - $ 300,000 $ - $ - $ - $ 597,339 GF Drainage Pipe Replacement $ 910,250 $ 415,000 $ 600,000 $ 1,000,000 $ 1,000,000 $ 1,000,000 $ 1,000,000 $ 5,925,250 GF James & Eloise Drainage Pipe Replacement $ 60,000 $ 250,000 $ 500,000 $ - $ - $ - $ - $ 810,000 GF 1161
Department Roll forward 24/25 25/26 26/27 27/28 28/29 Future Total Funding Source South Lake Tahoe
Capital Improvement Program
FY 2025-2026

PROJECTS BY DEPARTMENT
Ruby Way Erosion Control Project $ 212,870 $ - $ - $ 300,000 $ 3,000,000 $ - $ - $ 3,512,870 $3 M Earmark Submitted Tahoe Valley Stormwater and Greenbelt Improvement Project $ 16,849,534 $ - $ - $ - $ - $ - $ - $ 16,849,534 $1.5 M Earmark Submitted SW - Stormwater and Environmental Improvements Total $ 23,126,133 $ 665,000 $ 1,800,000 $ 1,350,000 $ 4,050,000 $ 1,050,000 $ 1,550,000 $ 33,591,133 VE - Vehicles & Equipment
Fuel Pump Replacement $ 50,000 $ - $ - $ - $ - $ - $ - $ 50,000 Parks Equipment (1) $ 193,302 $ - $ 258,251 $ - $ 200,000 $ - $ - $ 651,553 GF Public Works, Snow Equipment Vehicles Replacement (4) and Pool vehcile $ 2,189,000 $ - $ 2,873,028 $ 2,000,000 $ 2,000,000 $ 2,000,000 $ - $ 11,062,028 Measure S and GF VE - Vehicles & Equipment Total $ 2,432,302 $ - $ 3,131,279 $ 2,000,000 $ 2,200,000 $ 2,000,000 $ - $ 11,763,581 Total $ 150,183,525 $ 26,017,011 $ 12,068,461 $ 29,329,898 $ 88,014,898 $ 27,254,898 $ 7,304,898 $ 339,073,589 Funding Requests $ 200,000 $ 12,068,461 $ 2,286,760 Bonds/Lease Purchase Financing GF $ 4,524,369 Measure S
$ 150,000
$ 170,000 VHR Progam
$ 4,937,332 General Funds
(1) Parks Equipment Requests
Bobcat Toolcat: $68,791.00
Toolcat Grapple bucket attachment: $3,720.00
Toolcat Blower attachment: $5,644.00
2024 2 MD Rookie MD Golfcarts: $16,596.00
Vermeer 1000 Chippe: $41,000.00
GreenMaster 3250 Diesel: $60,000.00
Chevrolet 2500 4x4 (one): $62,500.00
Total: $258,251.00
(2) Streets/Facilities Equipment Requests
John Deere Grader 872 (four): $2,286,760 - Snow removal (bond) Freightliner Sander 6x6: $420,500.00 - Streets
Chevrolet 1500 (one): $48,971.00 - Engineering
Chevrolet 2500 (one): $63,584.00 - Facilities

General Citywide:

Pool Vehicle (Hybrid): $53,213
Total: $2,819,815
Airport Enterprise
1162
Draft Five-Year Capital Improvement
Program and FY 25/26 Budget
Recommendations
1 1163
CIP Program
2 • The City has a very robust CIP Program
• For the Summer of 2025, the City is currently implementing nearly $120 million in Capital Projects.
• These projects are funded through a variety of funding sources, including:
• Measure P
• Measure S
• State and Federal Grants
• Gas Tax
• Cannabis Revenues
• General Funds
• Others
• Generally, capital projects over $50,000 are included in the CIP program City of South Lake Tahoe Draft CIP Presentation
1164
Conditions Assessment/Asset Management
3 • During the last 3 years, the City has completed a variety of condition assessments, which are essential in asset management, planning, and implementing the necessary upgrades
• Pavement Conditions Index Report (PCI)
• Ice Arena Conditions Assessment
• Facilities Conditions Assessment
• Bellamy Parking Garage Conditions Assessment
• ADA Transition Plan
• In 2026, we are recommending an update to the Drainage Master Plan and detention basin location design (Part of the adopted Strategic Plan) City of South Lake Tahoe Draft CIP Presentation
1165
CIP Process
City of South Lake Tahoe Draft CIP Presentation 4
• Department-Based Needs
• Coordination Across City Departments
• Conditions Assessment
• Asset Management
• Public Input
• Draft Plan
• Final adoption by City Council
1166
FY 25/26 CIP Recommendations
5 • Airport: $150,000
• Active Transportation: $450,000
• Facilities and Buildings: $600,000
• Parks and Grounds: $1,000,000 + $200,000 for FY 2025
• Public Safety – Fire: None for 25/26
• Public Safety – Police: $270,000
• Public Works – Admin: $100,000
• Complete Streets: $4,354,898 (including Pav. Rehab)
• Sustainability: $212,000
• Stormwater and Environmental Improvements: $1.8 m)
• Vehicles and Equipment: $3,078,066
Few projects were moved to future years due to funding
limitations.

City of South Lake Tahoe Draft CIP Presentation
Department Roll forward 25/26 Total Funding Source
AP - Airport/Aviation
Airport Fence Line $ - $ 150,000 $ 150,000 Airport Enterprise AP - Airport/Aviation Total $ - $ 150,000 $ 150,000
AT - Active Transportation (Trails, Bikes, Sidewalk)
Tahoe Valley Greenbelt Lighting Improvements $ - $ 450,000 $ 450,000 GF AT - Active Transportation (Trails, Bikes, Sidewalk) Total $ - $ 450,000 $ 450,000 FA - Facilities & Buildings
Long Term Capital Replacement $ 583,266 $ 500,000 $ 2,583,266 GF Misc. Maintenance - Minor Capital $ 108,701 $ 100,000 $ 508,701 GF FA - Facilities & Buildings Total $ 691,967 $ 600,000 $ 3,091,967 PA - Parks and Grounds
El Dorado Beach Revetment $ - $ 300,000 $ 1,000,000 2025 Appropriation - GF New Parks Shop $ - $ 600,000 $ 2,100,000 GF
Golf Course Improvements $ - $ 100,000 $ 500,000 GF
PA - Parks and Grounds Total $ - $ 1,000,000 $ 3,600,000 PS-F - Public Safety - Fire
PS-P - Public Safety - Police
Police Department Parking & Drainage Upgrade $ - $ 100,000 $ 1,700,000 GF Explore Tahoe Upgrade $ - $ 170,000 $ 170,000 VHR Program PS-P - Public Safety - Police Total $ - $ 270,000 $ 1,870,000 PWD - Public Works Admin
Sidewalk and Trail Maintenance Program $ - $ 100,000 $ 950,000 GF PWD - Public Works Admin Total $ - $ 100,000 $ 950,000
ST - Complete Streets
Annual Streets and Roads Paving and Rehabilitation $ 26,105,057 $ 3,054,898 $ 41,379,547 Measure S and SB1 Annual Pavement Maintenance (In-House and Contract Work) $ 1,000,000 Maintenance supplemented with InHouse Pothole Repair
(In-House budget in Operating
Budget) - Measure S
Misc. Traffic Safety and Calming Projects $ 121,568 $ 100,000 $ 521,568 GF Pioneer Safety Project - Phase 2 $ - $ 50,000 $ 250,000 Ski Run and Pioneer Intersection Upgrade (Signal and Pavement) $ - $ 150,000 $ 1,500,000 GF (Design) ST - Complete Streets Total $ 26,226,625 $ 4,354,898 $ 43,651,115 SUS - Sustainability
Electric Vehicles - Fleet Replacement $ - $ 112,284 $ 612,284 GF (2 EV Vehicles) Geothermal Feasibilty Study $ - $ 100,000 $ 100,000 GF
SUS - Sustainability Total $ - $ 212,284 $ 712,284
SW - Stormwater and Environmental Improvements
Bijou Park Creek -Upper Watershed $ 3,950,179 $ 350,000 $ 4,800,179 $5.31 M Earmark Submitted Drainage Improvements - Micro Areas - City Wide $ 845,961 $ 50,000 $ 1,095,961 GF Drainage Master Plan Update $ 297,339 $ 300,000 $ 597,339 GF Drainage Pipe Replacement $ 910,250 $ 600,000 $ 5,510,250 GF James & Eloise Drainage Pipe Replacement $ 60,000 $ 500,000 $ 560,000 GF SW - Stormwater and Environmental Improvements Total $ 6,063,729 $ 1,800,000 $ 12,563,729 VE - Vehicles & Equipment
Parks Equipment (1) $ 193,302 $ 258,251 $ 651,553 GF
Public Works, Snow Equipment Vehicles Replacement and Pool vehcile (2) $ 2,189,000 $ 2,819,815 $ 11,008,815 Measure S and GF VE - Vehicles & Equipment Total $ 2,382,302 $ 3,078,066 $ 11,660,368 Total $ 12,015,248 $ 78,699,463

PROJECTS BY DEPARTMENT
1167
2025 CIP Budget Recommendations
6 • Staff is recommending funding appropriation
for two projects in 2025– Parks Department
request on June 17
• Regan Beach Upgrades - $150,000
• CTC has awarded $500,000 for this project.
$150,000 is the City’s matching funds
• El Dorado Beach Revetment - $50,000
• As a result of the erosion of the “emergency”
supersack installation, it is necessary to obtain
permits and develop a permanent solution to the
erosion issues
Project Roll forward 24/25 25/26 Total Funding Source
El Dorado Beach Revetment $ - $ 50,000 $ 300,000 $ 350,000 2025 Appropriation - GF Regan Beach Renovations $ 800,000 $ 150,000 $ - $ 950,000 2025 Appropriation - GF City of South Lake Tahoe Draft CIP Presentation
1168
Airport
7 • $150,000 for Fence Repair – Airport Enterprise funds • This project will secure the airport per FAA requirements City of South Lake Tahoe Draft CIP Presentation
Department Roll forward 25/26 Total Funding Source
AP - Airport/Aviation
Airport Fence Line $ - $ 150,000 $ 150,000 Airport Enterprise AP - Airport/Aviation Total $ - $ 150,000 $ 150,000

PROJECTS BY DEPARTMENT
1169
Active Transportation
(Trails, Bikes and Sidewalk)
8 • $450,000 for Luminaries for the Tahoe Valley Greenbelt Project. • Due to a funding shortfall, this component was deleted from the TVGB Phase 2 Award.
• The current contract will build the infrastructure, and the funding request will allow installation of the luminaries.
• Projects currently underway
• Tata Lane Bike/Pedestrian Pathway
• Dennis Machida Greenway Phase II
• Bicycle Amenities
• Stateline Complete Streets
City of South Lake Tahoe Draft CIP Presentation
Department Roll forward 25/26 Total Funding Source
AT - Active Transportation (Trails, Bikes, Sidewalk)
Tahoe Valley Greenbelt Lighting Improvements $ - $ 450,000 $ 450,000 GF AT - Active Transportation (Trails, Bikes, Sidewalk) Total $ - $ 450,000 $ 450,000

PROJECTS BY DEPARTMENT
1170
Building and Facilities
9 • $500,000 for Long-Term
• $100,000 for Minor Capital Upgrades
City of South Lake Tahoe Draft CIP Presentation
Department Roll forward 25/26 Total Funding Source
FA - Facilities & Buildings
Long Term Capital Replacement $ 583,266 $ 500,000 $ 2,583,266 GF Misc. Maintenance - Minor Capital $ 108,701 $ 100,000 $ 508,701 GF FA - Facilities & Buildings Total $ 691,967 $ 600,000 $ 3,091,967

PROJECTS BY DEPARTMENT
1171
Parks and Grounds
10 • El Dorado Beach Revetment: $300,000 for
permitting and design of a permanent slope
stabilization.
• New Parks Shop: $600,000 for a facility in the 56-
acre site, or other suitable location. This will allow
engineering and design for implementation in 2027.
• Golf Course Improvement: $100,000 for the design
of the improvement for the Golf Course for
implementation in 2027.

City of South Lake Tahoe Draft CIP Presentation
Department Roll forward 25/26 Total Funding Source
PA - Parks and Grounds
El Dorado Beach Revetment $ - $ 300,000 $ 1,000,000 2025 Appropriation - GF New Parks Shop $ - $ 600,000 $ 2,100,000 GF
Golf Course Improvements $ - $ 100,000 $ 500,000 GF
PA - Parks and Grounds Total $ - $ 1,000,000 $ 3,600,000

PROJECTS BY DEPARTMENT
1172
Public Safety - Fire
11 • No new allocation requested for 2026
• FS 3 acquisition in process. D-B will
begin in 2026. Funding has already
been allocated.
• FS 1 and FS 3 upgrades are
completed or underway.

City of South Lake Tahoe Draft CIP Presentation
1173
Public Safety - Police
12 • Police Department Parking and Drainage
Upgrade: $100,000 for preliminary design to
address drainage and pavement issues, with
full implementation in 2027.
• Explore Tahoe Upgrade: $170,000 for
second-level upgrades to support the VHR
program. Funding for this work will come from
VHR program.

City of South Lake Tahoe Draft CIP Presentation
Department Roll forward 25/26 Total Funding Source
PS-P - Public Safety - Police
Police Department Parking & Drainage Upgrade $ - $ 100,000 $ 1,700,000 GF Explore Tahoe Upgrade $ - $ 170,000 $ 170,000 VHR Program PS-P - Public Safety - Police Total $ - $ 270,000 $ 1,870,000

PROJECTS BY DEPARTMENT
1174
Complete Streets
13 • Annual Street Rehabilitation – $3,054,898 + any In-lieu fees. This is the City’s annual pavement reconstruction and is funded by Measure S, SB1 Gas Tax, and any pavement in-lieu fees.
• Annual Pavement Maintenance – This new category reinforces the City’s commitment to maintaining its existing infrastructure. Staff are recommending $1 million from Measure A, plus an in-house resource for pothole repair during the summer. The budget for in-house labor and materials will be requested as part of the annual budget. • Miscellaneous Traffic Safety and Calming Project – $100,000. This budget request aligns with the adopted Vision Zero program and the upcoming Traffic Calming Study for the City, enabling the low-cost implementation of improvements citywide. • Pioneer Trail Safety Upgrade – Phase 2. $50,000 for design services. Phase 1 of the project is currently underway. Phase 2 will widen the roadway on the mountainside to allow a standard shoulder for both directions. • Ski Run and Pioneer Intersection Upgrade —$150,000 for design services. Pioneer Trail Phase 2 will include pavement rehab from Ski Run to Larch. This project will upgrade the pavement and replace the older traffic signal, allowing connection to the Greenway Bikeway Project.

Funding for implementation will be requested in 2027.

Department Roll forward 25/26 Total Funding Source
ST - Complete Streets
Annual Streets and Roads Paving and Rehabilitation $ 26,105,057 $ 3,054,898 $ 41,379,547 Measure S and SB1 Annual Pavement Maintenance (In-House and Contract Work) $ 1,000,000 Maintenance supplemented with In-House Pothole Repair
(In-House budget in Operating Budget) - Measure S
Misc. Traffic Safety and Calming Projects $ 121,568 $ 100,000 $ 521,568 GF Pioneer Safety Project - Phase 2 $ - $ 50,000 $ 250,000 Ski Run and Pioneer Intersection Upgrade (Signal and Pavement) $ - $ 150,000 $ 1,500,000 GF (Design) ST - Complete Streets Total $ 26,226,625 $ 4,354,898 $ 43,651,115

PROJECTS BY DEPARTMENT
1175
Paving Rehab Project Options
14 • Johnson Blvd – Interim Overlay: $650,00 – PCI 43
• Heavenly Village Way: $715,000 – PCI 54
• Montreal Road (Heavenly Village Way to Chonokis Rd): $585,000 – PCI 52 • Brockway Ave (US 50 to Springwood Dr): $390,000 – PCI: 49 • Macinaw Road (Sussex to Rubicon Trail): $325,000 – PCI: 41 • Palmira Ave (Rover Dr to Carson): $845,000 – PCI 45
• Pioneer Trail (Larch to US 50): $1,235,000 – PIC 67
• James Ave (Dunlap to 15th): $1,500,000 – PCI 40
• Elosie Ave (Dunlap to 15th): $1,500,000 – PCI 47
• Patricia (Dunlap to 12th): $1,140,000 – PCI 43
• James/Eloise – Cross Streets: $1,620,000 – PCI 41
• Park Avenue (Pine to US 50) – STPUD Planned Project
(not recommended for now)
$5.76 million
Option 2
$3.5 million
Option 1
$1.235 million
Option 1B (Add)
City of South Lake Tahoe Draft CIP Presentation
1176
Sustainability Projects
15 • EV Vehicles: $112,284 for two EV
vehicles. The City is installing an
electric vehicle (EV) charging
station at 1700 Shop Street. The
two EV vehicles will allow the city's
EV transition plan program.
• Geothermal Feasibility Study:
$100,000 to initiate a feasibility
study for the use of a geothermal
source in the city.

Department Roll forward 25/26 Total Funding Source
SUS - Sustainability
Electric Vehicles - Fleet Replacement $ - $ 112,284 $ 612,284 GF (2 EV Vehicles) Geothermal Feasibilty Study $ - $ 100,000 $ 100,000 GF
SUS - Sustainability Total $ - $ 212,284 $ 712,284

PROJECTS BY DEPARTMENT
City of South Lake Tahoe Draft CIP Presentation
1177
Stormwater and Environmental Improvement Projects
16 • Upper Park Creek – Upper Watershed. $350,000. The first phase of this project is underway and funded. The additional funding request will allow completion of the design for other phases of the project. The City has requested an additional $5.31 million through House and Senate Earmark funding for implementation. • Drainage Improvements – Micro Areas. $50,000. Starting in 2022, the city has been implementing dry wells or other low-cost upgrades to address localized flooding. This program has been very successful in addressing these issues. • Drainage Master Plan Upgrade – $300,000. This project supports the Strategic Plan goals and will initiate an update to the City’s Drainage Master Plan, which will include the identification of suitable drainage basins. This will aid in proper planning, design, and funding requests for citywide drainage upgrades. • Drainage Pipe Replacement – $600,000. In 2022, the city completed a drainage pipe evaluation and study. The study recommended $1 million annually to replace failing pipes. Recently, we have combined the pipe replacement with the annual roadway rehabilitation to better address drainage impacts on new pavement. • James and Eloise Pipe Replacement – $500,000. This project is in the design phase, and current funding was redirected to Pioneer Trail Phase II. This funding request will replenish the budget needed to complete this project.

Department Roll forward 25/26 Total Funding Source
SW - Stormwater and Environmental Improvements
Bijou Park Creek -Upper Watershed $ 3,950,179 $ 350,000 $ 4,800,179 $5.31 M Earmark Submitted Drainage Improvements - Micro Areas - City Wide $ 845,961 $ 50,000 $ 1,095,961 GF Drainage Master Plan Update $ 297,339 $ 300,000 $ 597,339 GF Drainage Pipe Replacement $ 910,250 $ 600,000 $ 5,510,250 GF James & Eloise Drainage Pipe Replacement $ 60,000 $ 500,000 $ 560,000 GF SW - Stormwater and Environmental Improvements Total $ 6,063,729 $ 1,800,000 $ 12,563,729

PROJECTS BY DEPARTMENT
City of South Lake Tahoe Draft CIP Presentation
1178
Vehicles and Equipment
17 Police, Fire and EV Vehicles not included
City of South Lake Tahoe Draft CIP Presentation
Department Roll forward 25/26 Total Funding Source
VE - Vehicles & Equipment
Parks Equipment (1) $ 193,302 $ 258,251 $ 651,553 GF
Public Works, Snow Equipment Vehicles Replacement and Pool vehcile (2) $ 2,189,000 $ 2,819,815 $ 11,008,815
Measure S and GF
(Bond/Lease Purchase)
VE - Vehicles & Equipment Total $ 2,382,302 $ 3,078,066 $ 11,660,368 (1) Parks Equipment Requests
Bobcat Toolcat: $68,791.00
Toolcat Grapple bucket attachment: $3,720.00
Toolcat Blower attachment: $5,644.00
2024 2 MD Rookie MD Golfcarts: $16,596.00
Vermeer 1000 Chippe: $41,000.00
GreenMaster 3250 Diesel: $60,000.00
Chevrolet 2500 4x4 (one): $62,500.00
Total: $258,251.00
(2) Streets/Facilities Equipment Requests
John Deere Grader 872 (four): $2,286,760 - Snow removal (bond) Freightliner Sander 6x6: $420,500.00 - Streets
Chevrolet 1500 (one): $48,971.00 - Engineering
Chevrolet 2500 (one): $63,584.00 - Facilities
General Pool Vehicle:

Pool Vehicle (Hybrid): $53,213
Total: $2,819,815

PROJECTS BY DEPARTMENT
1179
Summary of FY 2026 Funding Recommendations
City of South Lake Tahoe Draft CIP Presentation 18
$ 12,015,248
$ 2,286,760 Bonds/Lease Purchase Financing
$ 4,524,369 Measure S
$ 150,000 Airport Enterprise
$ 170,000 VHR Progam
$ 4,937,332 General Funds
Funding
Breakdown
1180
Future Outlook – 5 Year CIP
19 • 25/26 CIP Summary: $12 million+
• 26/27 CIP Projection: $29 million+
• 27/28 CIP Projection: $88 million+
• 28/29 CIP Projection: $27 million+
• 29+ CIP Projection: $7 million+
5-Year Projection: $340 million+
• How can we pay for this?
• Focus more on grant funding. We have selected a firm to assist the City in applying for local, state, and federal funding. It will be presented in August for consultant services.
• Other funding options must be explored - Even with grant funding, the City needs matching funds ~ $ 100 million
City of South Lake Tahoe Draft CIP Presentation
1181
Questions
20 1182
City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: June 3, 2025
Agenda Item #:16
Agenda Item: Agenda Planning Calendar
Requested Action / Suggested Motions: Identify, with consent of at least two Council Members, any desired future agenda items, and/or modify the Agenda Planning Calendar as desired.

Responsible Staff Member: Joseph Irvin, City Manager, and Susan Blankenship, City Clerk Attachments:

APC- 05 29 2025.pdf
1183
2025 Agenda Planning Calendar (Updated 05 29 2025)
Agenda Item Agenda Section
June 17, 5:30 p.m.City Attny Ord Amending VHR Regulations Outside Tourist Core (Second Reading) Consent STRSA
VHR Permit Preference Resolution NB
City Clerk July 20205 Disability Pride Month Procs
City Mngr Cannabis Tax Rate Discussion NB
SB 125 Funding Request for EV Charging Stations Consent Dev Services Pay for Success Agreement Tahoe Coalition for the Homeless UB Emergency Shelter and Warm Room Discussion NB
South Tahoe Refuse Delinquent Fees Report PH
Finance Direct Charge of Mello-Roos Special Tax for CFD 1995-1 for FY 25-26 Consent Annual Special Tax for CFD 2001-1 Series 2015 Special Tax Refunding BonSTRSA Consent Fire CTC Contract NB
Parks Regan Beach Grant Acceptance and Budget Allocation NB Use of Senior Center & Coordination of Senior Services MOU Consent El Dorado Beach Revetment Project and Budget Allocation NB Police VHR Fees and Staffing NB
Department
1184
2025 Agenda Planning Calendar (Updated 05 29 2025)
Public Works Lumos & Associates Contract Correction Consent Contract Amendment with JKAE for Rec Center Consent
Public Works Annual Report Consent
Award Grant Writing Services for CIP Projects Consent
Aug.12, 9 a.m. City Manager Follow up report from RSG, Inc. on economic development of Chateau UB Cannabis Grant Award Recommendation NB
Dev Services Mid-Town Area Plan Draft Presentation and Implementation Discussion NB HR Ratification of Agreement with Patrick Clark Consulting NB Public Works Award Contract for Hwy 50 Corridor Study NB Award of PD Roof Replacement Consent
Sierra Blvd Speed Limit Report PH
Bijou Connector Project Construction Award Consent
Blank Eagle Material Testing and Full Time Inspection Contract Amendmen Consent Aug. 26, 9:00 a.m. Budget Workshop
Sep.9, 9 a.m. Public Works Facilities Condition Assessment Report NB Sep. 23, 5:30 p.m. Finance Draft User Fee Study Presentation NB 1185
2025 Agenda Planning Calendar (Updated 05 29 2025)
Oct. 21, 5:30 p.m. City Clerk Pet Wellness Awareness Month (Humane Society, Erin Ellis) Proclamation Dev Services 2025 California Building Standards Code Adoption (First Reading) NB Nov. 18, 2025 City Clerk Council Representatives Annual Reports Dev Services 2025 California Building Standards Code Adoption (Second Reading) Consent PC/APLUC/BBOA Annual Report NB
Finance Independent Citizen's Oversigt Committee Annual Report (Measure P) Parks & Rec P&R, ACT Annual Reports
Police PAC Annual Report
City Attorney Discussion: City Requirement to Replace Housing Units within the City Ethics Policy Revisions
City Clerk Records Management Policy
City Seal Alteration
City Manager Grants/Funding for Undergrounding Utilities Margarittaville Timeshare + Condo Opportunities
South Tahoe Transit JPA Discussion
Unscheduled/Pending
1186
2025 Agenda Planning Calendar (Updated 05 29 2025)
Dev Services Res. Area Plan to Accommodate SB9 and Remove Tourist Accomodation Competative PHLA Budget Appropriation and Loan Agreement Discussion: Second Home Cap/Permit Options
Regional Housing Policy Subcommittee
Finance Disolution STJPPFA
Fire
Parks & Rec Events and Facitilies Naming Rights Discussion Police 2024 Update to Parking Fees in the Bellamy Parking Garage Barton Community Health Needs and Harm Reduction Update Police/PW Bike Paths, Bike Parking, Vehicle Parking
Public Works Geothermal Use Discussion Item
Award James-Eloise Drainage Upgrade
TTD US 50 Plans Presentation
Award Lakeview and Ski Run Electrical Upgrades
Award PS&E for Sugar Pine Bike Path Project
Award Grant Writing Services Contract
1187
2025 Agenda Planning Calendar (Updated 05 29 2025)
Award US 50 RSA City Portion Upgrades
1188

South Lake Tahoe City CouncilJune 3, 2025

South Lake Tahoe City Council
June 3, 2025