3. Various types of conduct pertaining to VHRs can constitute a violation of the South Lake Tahoe City Code (“SLTCC”). For example, an owner listing a property for short-term vacation home rental without a VHR permit would be a violation. Owners can also be cited for failure to follow various other SLTCC VHR requirements, such as those pertaining to parking and noise. Should different types of violations be given different weight, i.e., can one type of violation be more significant than another under the City Code, in Planning Commission’s consideration of VHR permit denial appeals? No, the relevant provisions of the SLTCC do not attribute different weight to different kinds of violations.
4. SLTCC provides for a permanent ban on a person holding a VHR permit when such a person has received three or more upheld citations issued for violations of SLTCC which citations were issued during three separate events and/or calls for service within any twenty-four-month period. What legislative history can be located regarding whether or not City Council intended the ban to be permanent?
While the legislative history would not be relevant to the issues to be decided on appeal since the plain language of the relevant SLTCC provision is clear, no legislative history on this issue could be found.
5. Planning Commission opined that it may be possible for a VHR owner to be cited for a violation on consecutive dates and not receive notice of a citation for one event before being cited for a subsequent event. What legislative history can be located regarding whether or not City Council considered this when adopting the VHR requirements? While the legislative history is not relevant to the issues to be decided on appeal since the plain language of the relevant SLTCC provision is clear, the legislative history of this provision suggests that City Council was not concerned about providing time for notice of one citation before issuing another citation for a subsequent event.
Discussion:
For appeals from certain staff decisions such as denials of VHR permit applications, the Planning Commission’s role is to hear evidence and testimony from involved parties, deliberate on the evidence and testimony presented, and vote on whether to grant the relief or action sought.
Planning Commission’s decision-making authority with respect to VHR permit denial appeals is limited to applying the rules that City Council has set forth in the VHR Ordinance.
Additionally, if the plain language of the VHR Ordinance is clear, then there is no need to look outside the language of the Ordinance for legislative intent or other extraneous information. See Lopez v. Sony Electronics, Inc., 5 Cal.5th 627, 634 (2018) (“If the statutory language is clear and unambiguous [. . .], the plain meaning of the statute is controlling, and [. . .] resort to extrinsic sources to determine the Legislature's intent is unnecessary[.]”) (further citation omitted); CIM 327
Urban Reit 211 Main St. (SF), LP v. City and County of San Francisco, 75 Cal.App.5th 939, 969- 970 (2022) (“In construing the Ordinance, we apply the same rules of interpretation applicable to statutes.”)
1. The Judgment issued in South Lake Tahoe Property Owners Group v. The City of South Lake Tahoe, Superior Court Case No. SC20180243 (the “Measure T case”) has no bearing on the issues to be decided on appeal.
On April 3, 2025, the court issued a Judgment including declaratory relief, stating that “Measure T is stricken in its entirety” and that “Measure T is void as a matter of law under the Dormant Commerce Clause,” and prospective injunctive relief ordering the City “to cease implementation and enforcement of Measure T.” In doing so, the Judgment ordered prospective relief only. See Gafcon, Inc. v. Posner & Assoc., 98 Cal. App. 4th 1388, 1404 (2002) (“declaratory relief operates prospectively only”). The instant appeal involves citations issued from the City’s prior enforcement of the rules then in place -- all prior to the April 2025 Judgment -- and thus is not affected by the Judgment.
2. Citations issued during the effective period of Measure T are still “upheld citations” under the plain language of SLTCC 3.50.410(B)(3).
Citations issued during the effective period of Measure T are still considered “upheld citations” despite the fact that the Superior Court of California subsequently determined Measure T is unconstitutional for the reasons set forth in paragraph 1, above. The Superior Court’s Judgment in the Measure T case granted, in pertinent part, prospective, i.e., forward-looking, injunctive relief.
This means the Judgment in that case does not invalidate citations issued while Measure T was in place.
a. The SLTCC’s prohibition on advertising VHRs without a valid VHR permit predates Measure T.
SLTCC 3.50.380(B), adopted pre-Measure T, makes it unlawful to advertise a shortterm VHR without a valid VHR permit. Advertising a VHR without a permit would be in violation of SLTCC as it existed prior to, during, and after Measure T.
Ordinance 2018-1120 (Adopted August 21, 2018, i.e., prior to Measure T) provides in pertinent part:
[South Lake Tahoe City Code] 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 Services shall issue a vacation home rental permit where he/she makes all of the following findings: [. . .]
328
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 twenty-four month period. For purposes of this section, upheld citations means citations which were neither overturned on appeal nor dismissed. [. . .]
D. Criteria for Denial
Vacation home rental permits shall not be issued or renewed where the Director of Development Services confirms that one or more of the criteria for issuance set forth in SLTCC sections 3.50.410(B) and (C) have not been met[.] On November 6, 2018, the voters of the City of South Lake Tahoe passed Measure T — a citizens’ initiative to limit the use of homes as short-term VHRs. Measure T went into effect on December 20, 2018. Thus, the SLTCC requirement prompting the denial of a VHR permit if a person has received three or more upheld citations during three separate events and/or calls for service within any twenty-four month period was in place prior to Measure T.
3. SLTCC does not attribute different weight to different types of violations of SLTCC VHR requirements for the purpose of determining VHR permit ineligibility.
The current version of SLTCC 3.50.410(B) as well as the versions in effect prior to and during Measure T all provide that a person is not eligible to obtain a VHR permit if there have 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 twenty-four-month period. See SLTCC
3.50.410(B)(3); Ordinance 2018-1120 (including historical version of SLTCC 3.50.410; Measure T (same).
No distinction is made among the various types of conduct which could result in an upheld citation — for example, advertising a property as a short-term VHR without a permit, or violation of parking, noise or trash rules. SLTCC does not provide for different types of violations to be given different weight nor is there any basis in SLTCC for the Planning Commission to assign different weight to different types of violations when deciding VHR permit denial appeals.
4. While legislative history regarding the permanence of an intended ban would not be relevant to the issues to be decided on appeal since the plain language of SLTCC 3.50.410 is clear, no legislative history on this issue could be found.
The plain language of SLTCC 3.50.410 provides that neither the “property” or the “applicant” is eligible for a VHR permit if they received “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.” SLTCC 3.50.410(B)(3). This provision provides no time limit on the duration of the property’s or applicant’s ineligibility to obtain a VHR permit once such 329
circumstances have occurred. This means such a person is permanently banned from obtaining a VHR permit for that particular property.
No legislative history regarding this permanence issue was located. Nor would any legislative history allow Planning Commission to alter the permanence of the ban, since SLTCC VHR permit eligibility requirements are clear and provide no mechanism for a person who is ineligible for a VHR permit to later receive one.
5. City Council considered and excluded proposed language that would have otherwise required that there be twenty-four hours between each citation in order to reach the threshold for VHR permit ineligibility.
A Planning Commissioner opined at its August 21, 2025 meeting that it may be possible for a person/property to be cited for a violation on consecutive dates and not receive notice of the initial citation before being cited a second time. The Planning Commission requested additional information regarding what legislative history, if any, exists regarding whether or not City Council considered this when adopting the VHR permit ineligibility requirements.
Although no direct Council discussion regarding subsequent noticing before a previous notice is received by an owner could be located, City Council did consider the issue of timing between citations counting towards the three citations needed to make a person ineligible to hold a VHR permit. This issue was considered by City Council during their July 17, 2018 first reading of Ordinance 2018-1120, which was later adopted on August 21, 2018.
City Council considered including language that would require each of the three citations needed to make a person ineligible to hold a VHR permit to be twenty-four hours apart. The Council discussed that if three different problems or incidents occurred, they should count towards the three strikes needed for ineligibility, regardless of the time between incidents. City Council ultimately excluded the language that would have otherwise required twenty-four hours between each citation in order to reach the three-citation threshold for VHR permit ineligibility. (See video recording of the July 17, 2018 South Lake Tahoe City Council meeting, video time stamp 1:00:30-1:19:35.)
Regardless, this legislative history has no impact on the plain language of SLTCC. As discussed above, SLTCC simply requires that, to count towards the three upheld citations needed to make a person ineligible for a VHR permit, the three citations must pertain to “three separate events and/or calls for service within any 24-month period.” SLTCC 3.50.410(B)(3). It follows that, for example, three cited events on consecutive days would appropriately result in the denial of such a permit in accordance with SLTCC 3.50.410(B)(3), regardless of when the notice of the initial citation is actually received by the VHR owner.
cc: City Manager
City Attorney
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Ordinance 2025-XXX October 21, 2025 Page 1 of 17
Ordinance 2025-XXX
Adopted by the City of South Lake Tahoe
City Council
November 4, 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
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 during the lawsuit was an injunction in place prohibiting the implementation of Measure T’s 333
Ordinance 2025-XXX October 21, 2025 Page 2 of 17
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 that ordinance for a first reading on June 3, 2025.
J. On June 3, 2025, City Council passed a motion to hold a first reading (by title only) by a vote of 3-2 (Councilmembers Jinkens and Robbins no), and on June 17, 2025, City Council voted to pass the ordinance by a vote of 4-1 (Councilmember Robbins no), and directed staff to bring back an update to the City Council meeting on September 9, 2025, to discuss potential further amendments to that ordinance.
K. On September 9, 2025, City Council passed a motion by a vote of 4-1 (Councilmember Robbins no) to bring back two versions of this Ordinance for consideration: one version, in which: the 150-foot buffer is replaced with a cap of no more than 1,200 VHR permits in residential areas, a minimum age of 25 is established to rent a VHR, attached condominiums are allowed to get VHR permits unless the applicable homeowners association rules prohibit VHRs, requires advertising platforms to include “family friendly” language for VHRs in residential areas, appeals of permit denials go to an independent hearing officer instead of the Planning Commission, commercial and recreational areas are regulated with rules applicable to the Tourist Core Area Plan, and room night reporting is required; and a second version (this Ordinance) that includes the same changes except that the 150-foot buffer is replaced with a prohibition of properties with VHR permits being adjacent to each other. 334
Ordinance 2025-XXX October 21, 2025 Page 3 of 17
L. 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 go to a hearing officer and not Planning Commission.
M. On October 10, 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 4.150.010. “City manager” shall mean the city manager as set forth in Chapter 2.10 SLTCC, 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 2.40.010. “Good neighbor contract” shall mean a document prepared by the city manager that summarizes the conditions of operations in SLTCC 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. Condominiums 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 3.50.440 in residential areas. 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. “Residential areas” shall mean areas zoned for residential use and excluding all areas within the Tourist Core Area Plan, Tahoe Valley Area Plan, Sierra-Tract Commercial Plan Area Statement, 335
Ordinance 2025-XXX October 21, 2025 Page 4 of 17
South Y Industrial Tract Community Plan, and Bijou/Al Tahoe Community Plan Districts 1, 2, 3, and 4, and parcels zoned for recreational use.
“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. “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.
“Waitlist” shall mean the list of vacation home rental permit applicants the city manager maintains when the number of vacation home rental permits issued in residential areas exceeds the cap of 1,200, to be maintained in the order each application is deemed complete and used when vacation home rental permits 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.
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, and a permit may be transferred into a family trust in which an owner is a trustee for estate planning purposes.
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 and Condominiums.
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Ordinance 2025-XXX October 21, 2025 Page 5 of 17
1. It shall be unlawful to rent, lease, use or operate a multifamily dwelling unit as a vacation home rental.
2. Condominiums are eligible for vacation home rental permits, except for condominiums that are part of a common interest development subject to the Davis-Stirling Common Interest Development Act, as set forth in Cal. Civ. Code § 4000 et seq. and which condominiums are subject to a prohibition on short-term rentals adopted by the common interest development pursuant to Cal. Civ. Code § 4741, as may be amended.
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 residential areas, owners are required to designate and maintain a property manager at all times.
F. Anti-clustering Requirements and Cap.
1. The total number of vacation home rental permits issued in residential areas shall not exceed 1,200.
2. No more than one vacation home rental shall operate on a parcel.
3. In residential areas, no vacation home rental may operate on a parcel adjacent to a parcel that has a vacation home rental permit, meaning that the parcels share a common parcel line between them.
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.
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 337
Ordinance 2025-XXX October 21, 2025 Page 6 of 17
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 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 manager shall continue to review applications and inspect vacation home rental properties until all applications have been reviewed, or in residential areas, until the city can issue no further vacation home rental permits based on the cap in SLTCC 3.50.380(F)(1), and then shall maintain a waitlist. The city shall issue no more than 150 vacation home rental permits per month.
7. Inspections Required in Residential Areas.
(a) The city manager shall inspect all dwelling units in residential areas 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 (A)(7)(b) of this section, inspections shall not be required for vacation home rental renewal applications.
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, in residential areas including local contact number with 24-hour, seven 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. 338
Ordinance 2025-XXX October 21, 2025 Page 7 of 17
(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.
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. In residential areas, 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 3.50.440 are met including verifying the parking 339
Ordinance 2025-XXX October 21, 2025 Page 8 of 17
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 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 and would not exceed the cap of 1,200 vacation home rental permits in 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 340
Ordinance 2025-XXX October 21, 2025 Page 9 of 17
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.
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 a hearing officer in accordance with the appeal provisions of Chapter 2.35 SLTCC. The hearing officer’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 residential areas, 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.
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 Tables 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.
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
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Ordinance 2025-XXX October 21, 2025 Page 10 of 17
Table 2(a). Number of Bedrooms Establishing Maximum Occupancy (Outside Residential Areas)
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 (In Residential Areas) Number of
Bedrooms
Maximum
Occupancy
Studio 2
1 2
2 4
3 6
4 8
5 10
Outside residential areas, 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. In residential areas, 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. 342
Ordinance 2025-XXX October 21, 2025 Page 11 of 17
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.
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. In residential areas, all marketing and advertising of the vacation home rental shall include a statement that the property is in a residential area and is subject to enhanced regulations and enforcement to prevent disturbances and preserve neighborhood character.
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 Chapter 4.150 SLTCC;
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; 343
Ordinance 2025-XXX October 21, 2025 Page 12 of 17
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.
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 Chapter 4.150 SLTCC. 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 Chapter 4.150 SLTCC. 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. 344
Ordinance 2025-XXX October 21, 2025 Page 13 of 17
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. The owner or agent shall report the number of room nights rented for each vacation home rental when remitting transient occupancy tax payments.
U. For properties in residential areas, 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;
2. Verify that all responsible party(ies) entering into a vacation home rental contract are 25 years of age or older; 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 in residential areas, 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 SLTCC 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 in residential areas, the property manager shall provide and maintain a local contact number with 24-hour, seven 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, seven days a week. 345
Ordinance 2025-XXX October 21, 2025 Page 14 of 17
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.
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 Chapter 2.30 SLTCC, 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 Chapter
2.35 SLTCC, and will be heard by a hearing officer along with the appeal of the permit revocation under SLTCC 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
346
Ordinance 2025-XXX October 21, 2025 Page 15 of 17
Permit or Action Type Reference
Section
Intermediary Appeal
Officer or Board
Final Appeal
Officer or Board
Transient Lodging:
Occupancy and Permits
3.50.040 Planning Commission City Council
Vacation Home Rental
Permit
3.50.430 None Hearing Officer
Vacation Home Rental
Permit Third Citation
and Revocation
3.50.450 None Hearing Officer
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
Multifamily 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
347
Ordinance 2025-XXX October 21, 2025 Page 16 of 17
Permit or Action Type Reference
Section
Intermediary Appeal
Officer or Board
Final Appeal
Officer or Board
Use Permit and
Variances
6.55.220
6.55.580
6.55.590
Planning Commission City Council
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 November 4, 2025 by the following vote:
Yes:
No:
348
Ordinance 2025-XXX October 21, 2025 Page 17 of 17
Abstain:
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.
349
City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: October 21, 2025
Agenda Item #:12
Agenda Item: City Council Resolution in opposition to CA Proposition 50 (Use of Legislative Congressional Redistricting Map Amendment)
Executive Summary: On September 9, 2025 Councilmember Roberts requested that a discussion item on Council opposition to California Proposition 50 (Use of Legislative Congressional Redistricting Map Amendment) be placed on a future agenda and the request was seconded by then Mayor Wallace.
California Proposition 50 would amend the California Constitution to authorize temporary changes to congressional district maps. A special election has been scheduled for November 4, 2025, when the measure will appear on the ballot as Proposition 50, also known as the "Election Rigging Response Act." Requested Action / Suggested Motions: Consider passing a Resolution stating City Council opposition to Proposition 50.
Responsible Staff Member: Joseph D. Irvin, City Manager Reviewed and Approved By: Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Heather Stroud, City Attorney
Attachments:
01-Staff Report - Resolution in opposition to California Proposition 50.docx 02-Proposition 50 Text
03-Congressional District comparison maps
04-Resolution
350
Council Agenda Report- October 21, 2025 Page 1 of 2
City of South Lake Tahoe
Report to City Council
Meeting Date: October 21, 2025
Title: Resolution in opposition to California Proposition 50 Location: Citywide
Responsible Staff Member: Joseph D. Irvin, City Manager Background: On September 9, 2025 Councilmember Roberts requested that a discussion item on Council opposition to California Proposition 50 (Use of Legislative Congressional Redistricting Map Amendment) be placed on a future agenda and the request was seconded by Mayor Wallace.
California Proposition 50 would amend the California Constitution to authorize temporary changes to congressional district maps. The full text of Proposition 50 is included as Attachment 02.
A special election has been scheduled for November 4, 2025, when the measure will appear on the ballot as Proposition 50, also known as the "Election Rigging Response Act." The impetus for Prop 50 is a reaction to mid‑decade redistricting efforts in Republican‑led states, especially Texas, which have redrawn congressional districts outside the normal ten‑year census cycle in a partisan way.
Issue and Discussion: If passed, it would temporarily suspend California’s current independent redistricting approach implemented by the California Citizens Redistricting Commission for establishing congressional district boundaries. Instead, it would enact new legislatively drawn congressional maps to be used in the 2026, 2028, and 2030 elections. After the 2030 U.S. Census, the Citizens Redistricting Commission would resume drawing maps beginning in 2031 and thereafter every ten years. The maps drawn under Prop 50 would still be required to comply with federal law but would be exempt from some of the state-level criteria currently imposed on the Commission’s maps.
A depiction of the current congressional district map and the proposed map are included as Attachment 03. The National Demographics Corporation (NDC) is hosting a website where the 2021 and 2025 maps can be viewed side by side:
(https://ndcresearch.maps.arcgis.com/apps/instant/compare/index.html?appid=3152d5fb8e0c4 7fa8fc73aadc46bb9e9).
The City of South Lake Tahoe is currently within District 3, which encompasses Plumas, Yuba, Sierra, Nevada, Placer, Alpine, Mono, Inyo and a portion of El Dorado Counties. In the proposed redistricting map the City would remain in District 3, however District 3 would be 351
Council Agenda Report- October 21, 2025 Page 2 of 2
significantly modified to include Nevada County and portions of Placer, El Dorado, and Sacramento Counties.
Financial Implications: There would be one‑time costs to counties to update election materials and systems (e.g. ballots, precinct changes).
Environmental Considerations: Adopting a resolution in opposition to Proposition 50 is not a “project” subject to review under the California Environmental Quality Act (CEQA) under CEQA Guidelines section 15378(b)(2) (continuing administrative or maintenance activities, such as purchases for supplies).
Policy Implications: The City Strategic Plan prioritizes Efficient Government and includes action item 2.4, Consider development of a legislative agenda in coordination with Cal Cities. A complete legislative agenda will be presented to the City Council for consideration in November.
A specific resolution in opposition to Proposition 50 was requested to be considered prior to the November election.
352
353
Attachment 03
National Demographics Corporation (NDC)
California 2021 (Green) and proposed 2025 (Magenta) Congressional Comparison maps 354
National Demographics Corporation (NDC)
Proposed 2025 (Magenta) Congressional District 3
355
Resolution 2025-XXX October 21, 2025 Page 1 of 1
Resolution 2025-XXX
Adopted by the City of South Lake Tahoe
City Council
October 21, 2025
Adopting a position of opposition to Proposition 50 on the November 2025 ballot.
BACKGROUND
A. Proposition 50, appearing on the November 2025 California ballot, proposes to amend the California Constitution to authorize temporary changes to congressional district maps, and B. The current process for determining congressional districts, established by voters, assigns the responsibility for drawing congressional districts to the independent California Citizens Redistricting Commission, and
C. Proposition 50 proposes use of new legislatively drawn congressional maps to be used in the 2026, 2028, and 2030 elections, and
D. The Proposition 50 congressional district map modifies District 3 to remove other counties in the eastern portion of the Sierra Nevada region and to include additional geographic areas within Sacramento County.
BASED ON THE FACTS SET FORTH IN THE BACKGROUND, BE IT RESOLVED, that the City Council of the City of South Lake Tahoe:
1. Recognizes the importance of maintaining a transparent and independent redistricting process to uphold public trust in electoral systems; and
2. Believes that Proposition 50 undermines the voter-approved framework for fair redistricting in California; and
3. Adopts an official position of opposition to Proposition 50 on the November 2025 ballot.
Adopted by the City of South Lake Tahoe City Council on October 21, 2025, by the following vote:
Yes:
No:
Absent:
Abstain:
Date:
Tamara Wallace, Mayor
Attest:
Susan Blankenship, City Clerk
The presence of electronic signature certifies that the foregoing is a true and correct copy as approved by the South Lake Tahoe City Council.
356
City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: October 21, 2025
Agenda Item #:13
Agenda Item: Update on Discussions with Heavenly Resort on Annexation and Parking Executive Summary: On August 12, 2025 Mayor Pro Tem Bass requested to bring back an update on discussions with Heavenly Resort on annexation and parking. The request received a second from Councilmember Jinkens. The City has not submitted the annexation application to the El Dorado Local Area Formation Commission due to the lack of Heavenly support and inability to reach a negotiated tax sharing agreement with El Dorado County. Heavenly has proposed the use of on-street parking this winter in areas where Heavenly had been granted use for overflow parking in the past. City Council will discuss and provide direction on these two matters.
Requested Action / Suggested Motions: Pass a Motion providing direction to staff on whether to continue to pursue the Heavenly area annexation and whether to negotiate an agreement to allow use of street parking for employees and guests of Heavenly Resort.
Responsible Staff Member: Hilary Roverud, Assistant City Manager Reviewed and Approved By: Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Heather Stroud, City Attorney
Attachments:
01-Staff_Report_Heavenly_Discussions
02-Heavenly Proposed Parking Areas
03-Resolution 2024-059 Parking Restrictions in Heavenly Neighborhood.pdf 357
Council Agenda Report- October 21, 2025 Page 1 of 3
City of South Lake Tahoe
Report to City Council
Meeting Date: October 21, 2025
Title: Update on Discussions with Heavenly Resort on Annexation and Parking Location: Heavenly Valley area
Responsible Staff Member: Hilary Roverud, Assistant City Manager Background:
Annexation
On June 6, 2023, the City Council discussed five annexation scenarios and provided direction to staff. The City Council passed a motion to pursue the “Heavenly Annexation Scenario,” which encompassed the Heavenly Resort California Base. The annexation scenario was subsequently modified by Council direction on November 7, 2023, to include a larger annexation area that encompasses the California portions of Heavenly Ski Resort and Van Sickle Bi-State Park as well as several adjacent private parcels totaling 2,800 acres. City Council approved an ordinance pre-zoning these parcels on November 19, 2024.
Parking
In 2013, the City entered into an agreement with Heavenly Valley LP (now Heavenly Valley Limited Partnership d/ba/ Heavenly Mountain Resort (Heavenly)) to allow parking on certain roadways near the Heavenly Resort for a $20,000 annual fee. There were additional requirements for snow plowing and sanding, along with payment for sanding recovery. During the winter of 2022-23, City staff received several complaints and concerns from the residents of the Heavenly Valley neighborhood regarding traffic congestion, overflow parking, illegal parking, and general nuisance in the area during winter periods. On August 8, 2023, the City Council approved the Seasonal Residential Parking Permit Program (RPPP) and No Parking restrictions along certain roadways in the Heavenly Valley neighborhood (Ordinance 2023- 1178) and established the Heavenly Valley Neighborhood Parking Program.
On November 21, 2023, City Council approved an amendment to the parking agreement with Heavenly to allow parking on Ski Run Blvd, Saddle Road, and Keller Road. At the time, the City Council directed staff to provide an update regarding the parking agreement and annexations prior to the end of May 2024. After receiving an update on the Parking Agreement at the April 23, 2024, meeting, the City Council directed staff to bring back an agenda item to terminate the Parking Agreement. On June 4, 2024, the City Council terminated the parking agreement with Heavenly Valley LP.
On June 17, 2025, the City Council approved an agreement with Heavenly to allow for snow removal on portions of Ski Run Boulevard, Saddle Road, Keller Road, Wildwood Avenue, and Needle Peak Road. Heavenly will pay $40,000 annually to reimburse the City for a portion of 358
Council Agenda Report- October 21, 2025 Page 2 of 3
costs of maintaining city streets and pay $3,500 annually for street sweeping to recover abrasives, with a 4% increase each year.
On August 12, 2025 Mayor Pro Tem Bass requested to bring back an update on discussions with Heavenly Resort on annexation and parking. The request received a second from Councilmember Jinkens.
Issue and Discussion:
Annexation
City staff met with Shaydar Edelmann, Vice President/General Manager of Heavenly Mountain Resort and Brian Bigley, on August 27 and September 30, 2025. Mr. Edelmann indicated that there has been no change in Heavenly’s position on annexation and they are not interested in pursuing it at this time. The City has not submitted the annexation application to the Local Area Formation Commission due to the lack of Heavenly support and negotiated tax sharing agreement with El Dorado County.
Parking
Future partnerships for infrastructure and parking improvements in the Heavenly Valley area were also discussed. All agreed that the Ski Run/Pioneer Trail intersection needs improvement and additional infrastructure on Ski Run Blvd could reduce safety concerns with potential on-street parking in that area in the future. Ski Run Blvd between Pioneer Trail and Needle Peak especially presents safety concerns during winter conditions with through traffic to the resort when parking, pedestrians and shuttle pick up were allowed in the past, creating congestion on peak use days.
From public infrastructure, safety, and resort guest welcoming perspectives, improvements in these areas would be beneficial. However, development of a conceptual shared vision would be needed prior to financial commitments by Heavenly or the City to implement improvements.
Mr. Edelmann and Mr. Bigley proposed the use of on-street parking this winter in lesser congested roadways where Heavenly had been granted use for overflow parking in the past (See Attachment 02) in exchange for a $50,000 annual payment. Public Works staff have reviewed the proposal for logistical concerns and noted areas where vehicle parking should continue to be restricted due to safety concerns and indicated a need to ensure open roadway width to accommodate two-way traffic is maintained on these streets at all times. Staff believe these issues could be addressed in a negotiated agreement.
If directed to negotiate with Heavenly on the parking proposal, an approved agreement would also require amendments to Resolution 2024-059 (Attachment 03) to allow public parking on streets that are currently restricted. No Parking and Permit Parking signs would also need to be removed.
Public noticing to surrounding properties is not required but can be directed by City Council.
Financial Implications: The City Council receiving an update and providing direction does not have financial implications.
Environmental Considerations: Providing direction to staff on next steps is not a project under CEQA, because it does not involve any commitment to a specific project which may result in a potentially significant physical impact on the environment, as contemplated by Title 359
Council Agenda Report- October 21, 2025 Page 3 of 3
14, California Code of Regulations, Sections 15378(b)(2) and 15378(b)(4) and is, therefore, not subject to CEQA pursuant to CEQA Guidelines Section 15060(c)(3).
Policy Implications: The City Strategic Plan contains action item 2.5 “Determine next steps for City’s annexation initiatives” under the Efficient Government priority.
The City General Plan Transportation and Circulation Element contain related Goal TC-4:
“Provide and manage parking to accommodate reasonable auto usage, while minimizing the impacts of excessive parking supply and encouraging use of alternative travel modes.” 360
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Resolution 2024-059 June 4, 2024 Page 1 of 4
Resolution 2024-059
Adopted by the City of South Lake Tahoe
City Council
June 4, 2024
Establishing Seasonal or Permanent No Parking Restrictions on Certain Streets in the Heavenly Valley Neighborhoods
Replaces Resolution 2024-049)
BACKGROUND
A. As part of the ongoing effort to improve parking and traffic conditions in the Heavenly Valley neighborhoods, especially during winter conditions and the Heavenly ski season, the Public Works Director/ City Traffic Engineer recommends establishing certain residential streets as no parking areas or Residential Parking Permit ( RPP) from November 1 to May 1.
B. Under South Lake Tahoe City Code section 4.25.300(C) and California Vehicle Code section 22507( a), the City Council is authorized to establish no parking areas by resolution and enforce the no parking areas once appropriate signage is installed.
C. On September 15, 2023, City Council adopted Ordinance No. 2023-1178 to authorize residential permit parking under California Vehicle Code section 22507( a), which the Public Works Director has determined is appropriate for this area because non-resident vehicles do substantially and regularly interfere with the use of the majority of the available on-street spaces by adjacent residents; this interference occurs at regular and significant daily or weekly intervals; the volume of non-resident vehicles in these certain areas cause unreasonable traffic hazards, noise, and trash impacts; a shortage of reasonably available and convenient residential related parking spaces exist in these areas; and alternative solutions are not feasible or practical..
D. On August 8, 2023, the City Council adopted Resolution 2023-074, establishing No Parking and Residential Parking Permits on Certain Roadways in Heavenly Valley Neighborhood. The resolution has most recently been amended with adoption of Resolution 2024-049.
E. As a result of the termination of the Heavenly Parking Agreement modifications on Saddle Road, Keller Road, Needle Peak and Ski Run Blvd are recommended with modifications underlined, to replace Resolution No. 2024-049. 362
Resolution 2024-059 June 4, 2024 Page 2 of 4
BASED ON THE FACTS SET FORTH IN THE BACKGROUND, BE IT RESOLVED, that the City Council of the City of South Lake Tahoe:
Establishes no parking areas from November 1 to May 1, or maintains permanent no parking areas where such areas already exist, with Residential Permit Parking permitted where noted, on the following streets and segments of streets and as shown in Exhibit A:
a. Bridle Road (RPP on the northerly side and No Parking on southerly side) b. Bonita Road (No Parking on the northerly side and RPP on the southerly side) c. David Lane from the intersection of Ski Run Blvd to Ruby Way (No Parking on the easterly side and RPP on the westerly side)
d. Donner Lane (RPP on the westerly side and No Parking on the easterly side) e. Keller Road from intersection with Sherman Way to intersection with Saddle Road at the CA Base Parking Lot (No Parking on both sides except RPP from Sherman Way intersection to 1,500 feet to the south on the western side) f. Keller Road from intersection with Saddle Road to intersection with Regina ( RPP on northerly side (450 feet west of Saddle) and No Parking on southerly side g. Keller Road from intersection with Regina Road to intersection with Markoffer Way (No Parking both sides) and from the intersection with Sherman Way to the intersection with Saddle Road ( No Parking on the easterly side and RPP on the westerly side)
h. Knoll Lane ( RPP on easterly side and No Parking on westerly side) i. Logroad Place (No Parking both sides)
j. Lucinda Court (RPP on westerly side and No Parking on easterly side) k. June Way (No Parking both sides)
l. MacKedie Way (No Parking both sides)
m. Needle Peak Road from intersection with Keller Road to intersection with Wildwood Avenue ( RPP on southerly side and No Parking on northerly side) n. Overlook Court ( No Parking both sides)
o. Regina Road from the intersection with Ski Run Blvd to Keller Road (RPP on the easterly side and No Parking on the westerly side)
p. Saddle Road from the intersection of Ledge Ct. to the intersection of Saddle Road to the 363
Resolution 2024-059 June 4, 2024 Page 3 of 4
south (RPP on western side, No Parking on eastern side) q. Saddle Road from the intersection of Saddle Road to intersection of Keller Road to the south ( No Parking on both sides)
r. Saddle Road from the intersection of Keller Rd to Ledge Court ( No Parking on eastern side) s. Saddle Road from intersection of Keller Road to Wildwood Avenue ( No Parking both sides)
t. Saddle Road from intersection of Wildwood Avenue to Ski Run Blvd (No Parking on southerly side, RPP on northerly side)
u. Saddle Road from intersection of Ski Run Blvd to end (No Parking both sides) v. Sherman Way (RPP on westerly side and No Parking on eastern side and around the cul-de-sac)
w. Ski Run Boulevard from intersection of Pioneer Trail to Saddle Road (No Parking both sides)
x. Needle Peak Road from intersection of Ski Run to Wildwood ( No Parking on both sides)
y. Needle Peak Road from intersection of Ski Run to 500 feet west of Ski Run Blvd No Parking on both sides)
z. Timber Lake Place ( No Parking both sides)
aa. Terrace Drive (No Parking both sides)
bb. Wildwood Avenue from intersection with Saddle Road to intersection with Overlook Court ( No Parking both sides)
cc. Wildwood Road (No Parking both sides)
dd. Woods Avenue ( No Parking both sides)
ee. Verdon Lane (RPP on the westerly side and No Parking on the easterly side) Adopted by the City of South Lake Tahoe City Council on June 4, 2024, by the following vote:
Yes: Bass, Creegan, Wallace, Robbins
Absent: Friedrich
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Resolution 2024-059 June 4, 2024 Page 4 of 4
Date:
Cody Bass, Mayor
Attest:
Susan Blankenship, City Clerk
The presence of electronic signature certifies that the foregoing is a true and correct copy as approved by the South Lake Tahoe City Council.
Susan Blankenship ( Jun 5, 2024 09:37 PDT)
Cody Bass ( Jun 11, 2024 00: 12 PDT)
06/11/ 2024
365
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Path: \\ gis\ share\Projects\ Police\ GeneralPoliceProjects\ GeneralPoliceProjects. aprx | Heavenly Area Parking Restrictions | 5/1/2024 No Parking ( Permanent & Seasonal)
Residential Parking Permit ( Seasonal)
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Resolution 2024-059 Parking
Final Audit Report 2024- 06-11
Created: 2024- 06-05
By: Michelle Davis ( medavis@cityofslt. us)
Status: Signed
Transaction ID: CBJCHBCAABAAzJzVbRHAR7KbNlMTSrhzVfY5kQCfrGl_ Resolution 2024-059 Parking" History
Document created by Michelle Davis ([email protected]) 2024- 06- 05 - 4:22:26 PM GMT
Document emailed to Susan Blankenship ([email protected]) for signature 2024- 06- 05 - 4:24:18 PM GMT
Email viewed by Susan Blankenship ( sblankenship@cityofslt. us) 2024- 06- 05 - 4:36:33 PM GMT
Document e-signed by Susan Blankenship ([email protected]) Signature Date: 2024- 06-05 - 4:37:07 PM GMT - Time Source: server Document emailed to [email protected] for signature
2024- 06- 05 - 4:37:08 PM GMT
Email viewed by [email protected]
2024- 06- 11 - 7:12:46 AM GMT
Document signing delegated to Cody Bass ([email protected]) by [email protected] 2024- 06- 11 - 7:12:49 AM GMT
Document e-signed by Cody Bass ([email protected])
Signature Date: 2024- 06-11 - 7:12:57 AM GMT - Time Source: server Agreement completed.
2024- 06- 11 - 7:12:57 AM GMT
367
City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: October 21, 2025
Agenda Item #:14
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 - 10 16 2025.pdf
368
2025 Agenda Planning Calendar (Updated 10 16 2025)
Agenda Item Agenda Section
Nov. 4, 9 a.m. City Clerk Ordinance Altering City Seal (First Reading) NB Youth HOPE Month Proclamation
National Domestic Violence Awareness Month Proclamation National Pet Wellness Awaerness Month Proclamation
City Council Representative Reports to Council Consent
Vacancies on ICOC & Planning Commission NB
Record Retention Policy Update Consent
City Attorney VHR Ordinance Amendments (Second Reading) Consent CA\DS Sign Code Review NB
City Manager Margaritaville Timeshare + Condo Opportunities NB Chateau Update Consent
SB 125 Funding Request for EV Charging Station NB
Legislative Agenda UB
Dev Services 2025 California Building Standards Code Adoption (First Reading) NB Housing Element Professional Services Agreement Consent 369
2025 Agenda Planning Calendar (Updated 10 16 2025)
ADU Pre-Approved Plans UB
PC/APLUC/BBOA Annual Report NB
Finance Independent Citizen's Oversight Committee Annual Report (Measure P) Consent TID Annual Report Presentation
Cannabis Tax Reduction UB
Fire First Due Contract Consent
Parks & Rec P&R, ACT Annual Reports Consent
Parks & Recreation Draft User Fee Study Presentation NB Purchase of Office Furniture for the New Recreation & Aquatic Center Consent STPUD Turf Buyback Rebate Consent
Police PAC Annual Report Consent
Amendment to Professional Services Agreement with Walker Telecomm Consent Bear CAT Purchase Consent
Public Works Vehicle Purchase for Snow Removal Consent
Amendment for Wildscape Engineering for UBPC Consent
Nov. 18, 5:30 p.m. City Clerk 2026 City Council Meeting Schedule NB 370
2025 Agenda Planning Calendar (Updated 10 16 2025)
Planning Commission Appointment to fill Vacancy from List NB Ordinance Altering City Seal (Second Reading) Consent
CC/CA Recreation JPA Amendment #3 to Agreement NB
City Manager Transit JPA Funding & Reimbursement Agreement NB Dev Services 2025 California Building Standards Code Adoption Second Reading) Consent Purchase Sale Agreement 3900 LTB Affordable Housing Amendments NB Parks & Rec Future of the Senior Center NB
PD/CA SMD Ordinance (Second Reading) Ordinance
Public Works Rockwood to Blackwood Changeorder reconciliation Consent Tahoe Valley Phase 1 Changeorder reconciliation Consent Dec 9, 5:30 p.m. City Clerk City Council Protocols Update (Regional Housing Policy Sub discussion) NB Mayor and Mayor Pro-Tem Selection
City Council Assignments to Boards and Commissions NB
CM\CC City Commission Roles Strategic Priority Discussion NB Dev Services CTC Land Exchange
Finance Annual ROPS Approval Consent
371
2025 Agenda Planning Calendar (Updated 10 16 2025)
Quarterly & Financial Status Report as of September 2025 Consent Investment Portfolio Report as of September 2025 Consent Police/CA Bear Presentation Presentation
Public Works Award El Dorado Beach Revetment Repair Design Contract Consent City Attorney Ethics Policy Revisions
CA/DS Discussion: City Requirement to Replace Housing Units within the City City Clerk Pride Resolution Update
Ordinance Increasing City Council Compensation (October 2026) City Manager Grants/Funding for Undergrounding Utilities Transit JPA Funding and Accountability
Cannabis Grant Application Parameters
CA\PD SMD Ordinance (First Reading)
Dev Services Evaluate Feasability - Res. Area Plan/SB9 and Remove Tourist Accomodation Performance Bond as a Condition of Demolition
PLHA Grant Budget Appropriation Sugar Pine Phase 4
Unscheduled/Pending
372
2025 Agenda Planning Calendar (Updated 10 16 2025)
TRPA Living Housing and Mobility Fees
Discussion: Second Home Cap/Permit Options
Finance Disolution STJPPFA
Parks & Rec Events and Facitilies Naming Rights Discussion Police Barton Community Health Needs and Harm Reduction Update Police/PW Bike Paths, Bike Parking, Vehicle Parking
2026 Update to Parking Fees in the Bellamy Parking Garage Public Works Geothermal Use Discussion Item
Award of PD Roof Replacement
Eloise Bike Path Enhancements
Award James-Eloise Drainage Upgrade
TTD US 50 Plans Presentation
Award Lakeview and Ski Run Electrical Upgrades
Bike Trail Speed Bump Discussion
Facilities Condition Assessment
Award PS&E for Sugar Pine Bike Path Project
373
State of California
GOVERNMENT CODE
Section 36512
36512. (a) If a vacancy occurs in an appointive office provided for in this chapter, the council shall fill the vacancy by appointment. A person appointed to fill a vacancy holds office for the unexpired term of the former incumbent. (b) If a vacancy occurs in an elective office provided for in this chapter, the council shall, within 60 days from the commencement of the vacancy, either fill the vacancy by appointment or call a special election to fill the vacancy. (1) If the council calls a special election, the special election shall be held on the next regularly established election date not less than 114 days from the call of the special election. A person elected to fill a vacancy holds office for the unexpired term of the former incumbent.
(2) If the council fills the vacancy by appointment, the person appointed to fill the vacancy shall hold office pursuant to one of the following:
(A) If the vacancy occurs in the first half of a term of office and at least 130 days prior to the next general municipal election, the person appointed to fill the vacancy shall hold office until the next general municipal election that is scheduled 130 or more days after the date the council is notified of the vacancy, and thereafter until the person who is elected at that election to fill the vacancy has been qualified. The person elected to fill the vacancy shall hold office for the unexpired balance of the term of office.
(B) If the vacancy occurs in the first half of a term of office, but less than 130 days prior to the next general municipal election, or if the vacancy occurs in the second half of a term of office, the person appointed to fill the vacancy shall hold office for the unexpired term of the former incumbent.
(c) Notwithstanding subdivision (b) and Section 34902, a city may enact an ordinance that does any of the following:
(1) Requires that a special election be called immediately to fill every city council vacancy and the office of mayor designated pursuant to Section 34902. The ordinance shall provide that the special election shall be held on the next regularly established election date not less than 114 days from the call of the special election. (2) Requires that a special election be held to fill a city council vacancy and the office of mayor designated pursuant to Section 34902 when petitions bearing a specified number of verified signatures are filed. The ordinance shall provide that the special election shall be held on the next regularly established election date not less than 114 days from the filing of the petition. A governing body that has enacted such an ordinance may also call a special election pursuant to subdivision (b) without waiting for the filing of a petition.
37415
(3) Provides that a person appointed to fill a vacancy on the city council holds office only until the date of a special election which shall immediately be called to fill the remainder of the term. The special election may be held on the date of the next regularly established election or regularly scheduled municipal election to be held throughout the city not less than 114 days from the call of the special election. (d) (1) Notwithstanding subdivision (b) and Section 34902, an appointment shall not be made to fill a vacancy on a city council if the appointment would result in a majority of the members serving on the council having been appointed. The vacancy shall be filled in the manner provided by this subdivision. (2) The city council may call an election to fill the vacancy, to be held on the next regularly established election date not less than 114 days after the call. (3) If the city council does not call an election pursuant to paragraph (2), the vacancy shall be filled at the next regularly established election date. (e) (1) If the city council of a city that elects city council members by or from districts elects to fill a vacancy on the city council by appointment as a result of a city council member resigning from office, the resigning city council member may cast a vote on the appointment if the resignation will go into effect upon the appointment of a successor. A city council member shall not cast a vote for a family member or any other person with whom the city council member has a relationship that may create a potential conflict of interest.
(2) If a city council member elects to cast a vote under this subdivision, the city council member shall be prohibited from the following actions for a period of two years after the appointment of a successor:
(A) Advocating on any measure or issue coming before the city council in which the city council member may have a personal benefit.
(B) Entering into a contract of any kind with the city or a city vendor. (C) Accepting a position of employment with the city or a city vendor. (D) Applying for a permit that is subject to the approval of the city council. (3) This subdivision shall not apply to any city council member who is resigning from the city council due to charges of, or conviction for, corruption or criminal behavior, or who is subject to a recall election.
(Amended by Stats. 2015, Ch. 185, Sec. 1. (AB 952) Effective January 1, 2016.) 37516