South Lake Tahoe City Council
February 10, 2026

AMENDMENT #2
TO
CONTRACT # 020223-CEC
THIS AMENDMENT, effective upon the date of the last signature below, is by and between Sourcewell and Doosan Bobcat North America, Inc. (Supplier).

Sourcewell awarded a contract to the Supplier to provide Medium Duty and Compact Construction Equipment with Related Attachments to Sourcewell and its Participating Entities, effective April 6, 2023, through April 17, 2027 (Contract).

NOW, THEREFORE, the parties wish to amend the Contract as follows:

Section 18. Insurance–Subsection A. Requirements– Item 5. Network Security and Privacy Liability Insurance of the Contract is deleted in its entirety.

Except as amended, the Contract remains in full force and effect.

Sourcewell Doosan Bobcat North America, Inc.

By: By:

Jeremy Schwartz, Chief Procurement Officer Kristie Willett, Sr. Government Account Manager
Date: Date:







 



 






 





109
City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: February 10,
2026
Agenda Item #:8
Agenda Item: Delegate Authority of City Engineer and City Traffic Engineer to the Director of Public Works
Executive Summary: On August 12, 2025, City Council adopted resolution 2025-063 which delegated the responsibilities of City Engineer and City Traffic Engineer to Michael Lefrancois and Bill Yuen. The resolution also authorized a professional services agreement (PSA) with Lefrancois Engineering for oncall services to provide city engineering and traffic engineering services with a not to exceed amount of $300,000 appropriated from General Fund Undesignated Excess Reserves into account 100-03210- 42025. This delegation was necessary because the Anush Nejad was leaving his position as Director of Public Works for the City and there were not appropriately qualified staff amongst the City’s engineering staff to serve as the City Engineer and City Traffic Engineer. The City has since hired a new Director of Public Works, Dr. Mohammad Qureshi. Dr. Qureshi is licensed in California as both a Civil and Traffic Engineer. He is qualified to serve as the City Engineer and the City Traffic Engineer.

Therefore, the authority should be restored to the Director of Public Works.

Requested Action / Suggested Motions: Pass a Resolution Delegating Authority of City Engineer and City Traffic Engineer to the Director of Public Works or their Designee (Replacing Resolution 2025-063) Responsible Staff Member: Mohammad Qureshi, Director of Public Works Reviewed and Approved By: Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Heather Stroud, City Attorney
Attachments:
01-Staff Report-Restore City Engineer and Traffic Engineer Authority 02-Resolution City Engineer and Traffic Engineer
110
Council Agenda Report February 10, 2026 Page 1 of 1
City of South Lake Tahoe
Report to City Council
Meeting Date: February 10, 2026
Title: Restore Authority for City Engineer and City Traffic Engineer to the Director of Public Works
Location: Citywide
Responsible Staff Member: Mohammad Qureshi, Director of Public Background: On August 12, 2025, City Council adopted Resolution 2025-063 which delegated the responsibilities of City Engineer and City Traffic Engineer to Michael Lefrancois and Bill Yuen. The resolution also authorized a professional services agreement (PSA) with Lefrancois Engineering for on-call services to provide city engineering and traffic engineering services with a not to exceed amount of $300,000 appropriated from General Fund Undesignated Excess Reserves into account 100-03210-42025.

This delegation was necessary because the Anush Nejad was leaving his position as Director of Public Works for the City and there were not appropriately qualified staff amongst the City’s engineering staff to serve as the City Engineer and City Traffic Engineer.

Issue and Discussion: The City has since hired a new Director of Public Works, Dr. Mohammad Qureshi.

Dr. Qureshi is licensed in California as both a Civil and Traffic Engineer. He is qualified to serve as the City Engineer and the City Traffic Engineer. Therefore, the authority should be restored to the Director of Public Works.

The PSA will remain active through September 30, 2026 in case the Director of Public Works requires engineering services to assist with the City Engineer or City Traffic Engineer roles. However, it is expected that expenditures associated with the PSA will be greatly reduced by delegating authority to the Director of Public Works.

Financial Implications: The restoration of authority to the Director of Public does not by itself have a financial impact. However, the reduction in expected costs associated with PSA with Lefrancois Engineering represents savings to the City.

Based on invoices received prior to January 31, 2026, the City has expended $45,597 under the professional services agreement. At this rate, expenditures under the agreement are not expected to exceed $100,000. Staff will modify the budget for the PSA with Lefrancois Engineering as part of the mid-year budget adjustments.

Environmental Considerations: This action 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: This action reinforces the City’s Core Value of Efficiency by reducing reliance on externally provided services.
111
Resolution 2026-XXX February 10, 2026 Page 1 of 2
Resolution 2026-XX
Adopted by the City of South Lake Tahoe
City Council
February 10, 2026
Delegating Authority of City Engineer and City Traffic Engineer to the Director of Public Works or their Designee (Replacing Resolution 2025-063)

BACKGROUND
A. The City of South Lake Tahoe (City) Code delegates a variety of public works and engineering functions to the City Engineer and City Traffic Engineer B. On August 12, 2025, Council delegated authority to Lefrancois Engineering and TSC Transportation Consultants to Act as the City of South Lake Tahoe City Engineer & Traffic Engineer because the Director of Public Works had left the City and appropriately qualified engineers were not part of the City’s staff.

C. The City has since hired a Director of Public Works who is licensed as both a Civil Engineer and Traffic Engineer in the State of California which provides the City with an appropriately qualified staff person to serve as the City Engineer and City Traffic Engineer.

BASED ON THE FACTS SET FORTH HEREIN, BE IT RESOLVED, that the City Council of the City of South Lake Tahoe:

1. Restores the delegation of authority to act as the City Engineer to the Director of Public Works.

2. Authorizes the Director of Public Works to delegate this authority to a designee who is registered as a Civil Engineer in the State of California

3. Restores the delegation of authority to act as the City Traffic Engineer to the Director of Public Works.

4. Authorizes the Director of Public Works to delegate this authority to a designee who is registered as a Traffic Engineer in the State of California Adopted by the City of South Lake Tahoe City Council on February 10, 2026, by the following vote:

Yes:

No:

Abstain:

Absent:
112
Resolution 2026-XXX February 10, 2026 Page 2 of 2
The presence of electronic signature certifies that the foregoing is a true and correct copy as approved by the South Lake Tahoe City Council.
__________________ 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.
113
City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: February 10,
2026
Agenda Item #:9
Agenda Item:

Tahoe Valley Stormwater and Greenbelt Improvement Project, Phase 1 – Ratification of Contract Change Orders No. 1-15 with Herback General Engineering Executive Summary: The Tahoe Valley Stormwater and Greenbelt Improvement Project, split into two phases, is a vital community and environmental improvement project. Phase 1 of the project is complete as of September 2025. Phase 2 construction began in 2025 and will be completed by the end of the 2026 construction season. On September 6, 2022, City Council awarded Phase 1 of the Tahoe Valley Stormwater and Greenbelt Improvement Project to Herback General Engineering for $6,688,511.36 and approved a 10% construction continency. During the construction of the project, extra work and materials were required to address various site conditions that were not foreseen during the preparation of the plans and bid documents. To ensure the best overall construction of the project, staff directed the Contractor to perform extra work through contract change orders (CCOs). Fourteen total CCOs were approved during Project construction, in addition to a final balancing change order (CCO no. 15) accounting for the increases and decreases to the estimated bid item quantities. The change orders added labor and materials for unforeseen field conditions, adjusted estimated quantities, and extended the time of the contract. Of the authorized 10% contingency, $532,699.24 was utilized for a total of 8.0% of the total contract. The total paid to Herback General Engineering was $7,221,210.76.

Requested Action / Suggested Motions: Pass a Motion ratifying Change Orders No. 1-15, for an additional $532,699.40 to Herback General Engineering's contract for the Tahoe Valley Stormwater and Greenbelt Improvement Project, Phase 1, for a final not to exceed amount of $7,221,210.76. The change orders added labor and materials for unforeseen field conditions, adjusted estimated quantities, and extending the time of the contract.

Responsible Staff Member: Brianna Greenlaw, Senior Civil Engineer Reviewed and Approved By: Mohammad Qureshi, Director of Public Works Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Heather Stroud, City Attorney Attachments:
01-Staff Report-CCO Ratification
02-Project Area Map
03-Contract Change Orders 1-15
114
Council Agenda Report February 10, 2026 Page 1 of 4
City of South Lake Tahoe
Report to City Council
Meeting Date: February 10, 2026
Title: Tahoe Valley Stormwater and Greenbelt Improvement Project, Phase 1 – Ratification of Contract Change Orders No. 1-15 to Herback General Engineering ($532,699.40) Location: Tahoe Valley drainage watershed (Refer to Attachment 02 for the Project Location Map.) Responsible Staff Member: Brianna Greenlaw, Senior Civil Engineer Background: The Tahoe Valley Stormwater and Greenbelt Improvement Project is a vital community and environmental improvement project. Based on feedback from the public received during the Area Plan process, subsequent design meetings and public survey for the Greenbelt area, the project was developed to provide the benefits requested by the community and stakeholders, including drainage, water quality, public space, new naturalized play structures, and improved active transportation paths.

Due to the size and diversity of the overall project, the City split it into two phases to secure funding from a variety of eligible and applicable funding sources.

1. Phase 1 consisted of stormwater and water quality improvement work within the Bonanza neighborhood and downstream of James Avenue at 3rd Street to Tahoe Keys Blvd.

2. Phase 2 consists of the Central Greenbelt Area (behind the Crossings) spanning between Emerald Bay Road at B Street down to Highway 50 at 4th Street.

Phase 1 of the project is complete as of September 2025. Phase 2 construction began in 2025 and will be completed by the end of the 2026 construction season.

Issue and Discussion: On September 6, 2022, City Council awarded Phase 1 of the Tahoe Valley Stormwater and Greenbelt Improvement Project (Project) to Herback General Engineering (Herback) for $6,688,511.36 and approved a 10% construction continency ($668,852).

During the construction of the project, extra work and materials were required to address various site conditions that were not foreseen during the preparation of the Project plans, specifications, and estimate (PS&E) bid documents. This included additional potholing, tree removal, sanitary sewer lateral adjustment, additional slurry cement needed for backfill, vertical water line adjustments, additional curb/gutter and valley gutters, changes to road shoulder stabilization product, changes to the paving design, and adjustments in quantities for bid items included in the bid based on field conditions. Some Project quantities were less than the amount estimated in the awarded contract to Herback and some were more. To ensure the best overall construction of the Project, staff directed the Contractor to perform extra work through contract change orders (CCOs). Fourteen total CCOs were approved during Project construction, in addition to a final balancing change order (CCO no. 15) accounting for the increases and decreases to the estimated bid item quantities.

The bid quantities and change order execution were closely monitored during Project construction to ensure the authorized 10% contingency was not exceeded. Table 1 includes a summary of the contract change orders.
115
Council Agenda Report February 10, 2026 Page 2 of 4
Table 1 – Contract Change Orders (CCOs)
CCO
No.

CCO Description Reason for CCO CCO
Amount
1 Potholing Existing Utilities The bid quantity was found to be insufficient to complete subsurface utility
locating. Change order added quantity.
$18,200.00
2 Additional Tree Removal Potholing existing utilities identified conflicts. The alignment of the proposed
storm drain was adjusted to reduce
conflicts, which impacted additional
trees along the side of the roadway.
$72,069.00
3 Sanitary Sewer Lateral – Storm
Drain Adjustment at North
Bonanza Ave
An existing sanitary sewer lateral was
included on the plans to be relocated,
but the depth of the storm drain and
slopes of pipes prevented relocation.

The storm drain main was adjusted
instead.
$27,408.00
4 Contract Time Extension Extremely wet conditions during the spring and early summer prohibited the
start of construction until late summer of
2023 so contract time was adjusted to
allow work through the end of 2024.
$0.00
5 5 – 18-inch Pipe Quantity
Discrepancy
Estimated bid quantities between two
different types of 18-inch diameter pipe
were incorrect. This change order was a
clerical adjustment to the contract
amount based on revised plan
quantities. The actual quantities installed
are under the applicable bid items (#31
and 37) and are captured in the final
balancing CCO.
$23,778.00
6 Additional Slurry Cement Estimated quantity included in bid was not enough to allow for backfill in low
pipe cover conditions. Change order
added additional quantity.
$24,500.00
7 Water Main Vertical Offsets Water main vertical offsets were needed in order to construct the proposed storm
drain outlets for the D Street/Margaret
Ave and South Bonanza Basins.
$44,960.00
8 Eloise Avenue Water Main Vertical
Offset
A water main vertical offset was needed
in order to construct a proposed storm
drain on Eloise Ave.
$23,289.00
9 Armorloc Paver Substitution The plans previously included gravel pavers for the required road shoulder
stabilization, but due to maintenance
requirements and likeliness of issues
with snow removal operations, Armorloc
pervious pavers were substituted.
$145,567.00
10 James Avenue Swale/Curb &
Gutter
Drain inlet was shifted to avoid a conflict
with a utility. Replacement of curb and
gutter and repaving of swales in
adjacent area were determined to be
necessary to allow for proper drainage.
$10,547.38
116
Council Agenda Report February 10, 2026 Page 3 of 4
CCO
No.

CCO Description Reason for CCO CCO
Amount
11 Pavement Design Based on field and laboratory test data taken for the area of proposed paving, a
pulverized asphalt/subgrade/pave
methodology was proposed which
resulted in a cross-section of 4-inches of
asphalt over 8-inches of pulverized
base. This was a price increase from the
previous 2-inch mill and overlay included
in the plans as it is a more substantial
pavement section
$316,666.08
12 Contract Time Extension Early season project delays due to wet conditions and deep installation of storm
drain led to lengthier than estimated
project construction. Change order
extended to September 1, 2025.
$0.00
13 Concrete Valley Gutter During summer thunderstorms, it was determined that an additional swale was
needed on D Street not previously
included in the plans. A concrete valley
gutter was necessary due to the flat
slopes.
$31,320.00
14 Contract Time Extension Contract time was adjusted to September 5, 2025 due to weather
events at the end of August that delayed
revegetation mulch placement.
$0.00
15 Final Balancing Bid Quantities Change order rectified the increases and decreases in bid quantities and
change orders.
($205,605.06)

Of the authorized 10% contingency ($668,852), $532,699.40 was utilized for a total of 8.0% of the total contract. The total paid to Herback General Engineering is $7,221,210.76.

Financial Implications: On September 6, 2022, City Council accepted and appropriated State Water Resources Control Board (SWRCB) Proposition 1 implementation grant funding ($6,922,904) with a 10% local match requirement (Resolution 2022-110). The 10% match was allocated based on Resolution 2022- 099 from August 9, 2022 when $706,442 in General Fund Undesignated Excess Reserve were allocated to the Project as a local match contribution (Resolution 2022-099).

On October 4, 2022, following an approval by the TRPA Governing Board on September 28, 2022, City Council approved the transfer of $87,395.97 in Stream Environment Zone (SEZ) TRPA mitigation funds from the Upper Truckee River Restoration Project to the Tahoe Valley Stormwater and Greenbelt Improvement Project in addition to $540,152.48 in unspent Water Quality construction budget TRPA mitigation funds and $200,000 in Air Quality TRPA mitigation funds. It was also noted that $425,750 in Pavement Rehabilitation funds reimbursed from Southwest Gas would be utilized as local match contribution.

At the California Tahoe Conservancy (Conservancy) Board meeting in March 2022, a $550,000 Proposition 1 grant was awarded to the City for construction of watershed improvements leading to water quality enhancement for the Project. On November 2, 2021, City Council adopted Resolution 2021-089 ratifying Public Works submittal of Proposition 1 grant applications. Public Works had previously submitted a grant application to the Conservancy on September 30, 2021. City Council accepted and appropriated the grant funding to the Project on May 2, 2023 (Resolution 2023-034). 117
Council Agenda Report February 10, 2026 Page 4 of 4
Because the South Tahoe Public Utility District (District) owns and maintains sanitary sewer and potable water utility facilities within the Projects’ limits that require relocation and/or modifications to accommodate the City’s projects’ improvements, the District agreed to pay the City for the approved work outlined in the reimbursement agreement approved at their May 1, 2025 Board meeting and by City Council on August 12, 2025 (Resolution 2025-061). While the reimbursement agreement was for $326,561.25 for the Phase 1 Project, it was an estimated with built-in contingency and the final project construction resulted in a total of $151,379 to be reimbursed to the City.

On April 22, 2025, City Council approved the transfer of $303,000 in funds from the Road Rehabilitation Account to the Tahoe Valley Stormwater and Greenbelt Improvement Project to allow for the change order number 11, change in pavement design (Resolution 2025-027). At the time, it was anticipated that an increase in contingency would be needed and up to 11% was approved. Due to decreases in some of the estimated bid quantities, this was not necessary.

Remaining funds in the account have been and are being used for ancillary project expenses such as required regulatory permits, pre-construction wildlife surveys, labor code compliance, survey monument preservation, material testing, etc. After all associated project expenses have been paid, remaining funding should be available for other projects. It is anticipated that any leftover funds in the account may be needed for construction expenses for the unfunded lighting system part of the Tahoe Valley Stormwater and Greenbelt Improvement Project, Phase 2 (if the lighting scope is not successfully funded by the Tahoe Fund grant application staff plans to submit January 31, 2026), or other Phase 2 expenses. Staff will return to the City Council to authorize reallocation of any remaining funds.

Environmental Considerations: The Planning Commission adopted the CEQA, Mitigated Negative Declaration on May 9, 2019, SCH# 20190292152.

Policy Implications: Installing storm drain infrastructure and water quality improvements assist with advancing the City Council Strategic Priority, Protect the Natural Environment, by meeting the sediment and nutrient reductions mandated by the Lake Tahoe Total Maximum Daily Load (TMDL) program. Fulfilling mandated TMDL reduction goals will assist with maximizing residential housing allocations under TRPA Code section 50.5.2.E.2 (Distribution and Administration of Residential Allocations – TMDL Implementation). 118
Map Extent
South Y
Greenbelt - Phase 2
Tahoe Valley SWIP - Phase 1
City Boundary
Lake Tahoe
Path: \\gis\share\Projects\PublicWorks\Engineering\TahoeValleyGreenbelt\TahoeValleyGreenbelt.aprx | Project Area Map | Date Exported: 9/27/2022 0 400 700 1,000 1,000 2,000
Feet
Public Works Department - Engineering
Tahoe Valley Stormwater
Improvement Project Area Map
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City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: February 10,
2026
Agenda Item #:10
Agenda Item: Grant Application to California Department of Housing and Community Development for Prohousing Incentive Program Round 4 Funding for Sugar Pine Village Affordable Housing Project (Phase 2B)
Executive Summary: In an effort to further push city and county jurisdictions to address the statewide housing crisis, the Newsom Administration and California Legislature created the Prohousing Designation Program as part of a package of technical assistance, accountability measures, and incentives to address housing and homelessness. The City of South Lake Tahoe was awarded the Prohousing Designation in March 2024. On September 30, 2025, the State of California Housing and Community Development Department (HCD) released a Notice of Funding Availability (NOFA) for the Prohousing Incentive Program (PIP) 2025 - Round 4 for $8 million in available funding. The PIP awards funds based on the Prohousing Designation program score and jurisdiction size. The 2025 PIP - Round 4 application has a submission date of March 31, 2026 and an estimated award date of June 2026.

Sugar Pine Village (1888 Lake Tahoe Boulevard) is identified as the project that needs additional grant funding for Phase 2B construction costs. The grant award formula allows the city to receive $620,000 in grant funds and would serve as local leverage for the final remaining phase of Sugar Pine Village construction.

Requested Action / Suggested Motions:

Pass a Resolution authorizing the City Manager to submit an application for, and receipt of, Prohousing Incentive Program 2025 Round 4 funds in an amount not to exceed $620,000 for Sugar Pine Village Phase 2B.

Responsible Staff Member: Crystal Plotner, Assistant Housing Planner Reviewed and Approved By: Zachary Thomas, Director of Development Services Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Heather Stroud, City Attorney Attachments:
01-Staff Report - Prohousing Incentive Program Round 4.docx 02-Resolution - Prohousing Incentive Program SPV Round 4.docx 253
Council Agenda Report- February 10, 2026 Page 1 of 3
City of South Lake Tahoe
Report to City Council
Meeting Date: February 10, 2026
Title: Application for the Prohousing Incentive Program Grant Round 4 for Sugar Pine Village Affordable Housing Project Phase 2B
Location: 1888 Lake Tahoe Boulevard
Responsible Staff Member: Crystal Plotner, Assistant Housing Planner Background: In an effort to further push city and county jurisdictions to address the statewide housing crisis, the Newsom Administration and California Legislature created the Prohousing Designation Program as part of a package of technical assistance, accountability measures, and incentives to address housing and homelessness.

On September 12, 2023, City Council authorized Resolution 2023-082 for application to and participation in the Prohousing Designation Program. The motion was made by Councilmember Friedrich and seconded by Councilmember Wallace. The City of South Lake Tahoe was awarded the Prohousing Designation in March 2024.

Staff submitted a PIP Round 2 Application application and were successfully awarded $620,000. The total was divided into two grants. A total of $500,000 was awarded for the affordable housing project at 3900 and 3908 Lake Tahoe Blvd. and $120,000 was for the rehabilitation of Tahoe Coalition for the Homeless’ three Homekey properties. Staff applied for PIP – Round 3 funding for $620,000 for Sugar Pine Village Phase 2B and were not awarded the funds.

Staff are reapplying for Sugar Pine Village Phase 2B for PIP - Phase 4 funding. To date, approximately $155,000,000 in tax credits and grant applications have been applied for and secured using the City’s initial approximate $2.4 million commitment as a local match. Phase 2B is the final phase for Sugar Pine Village with no local committed funds.

The table below summarizes the financing strategy for the four phases and shows how the City contributions pair with other funding sources.
254
Council Agenda Report- February 10, 2026 Page 2 of 3
Source Phase 1A Phase 1B Phase 2A Phase 2B Total
City RDA Loan 566,629 - - - 566,629
City Coverage Loan 254,487 - 995,513 - 1,250,000
HOME PI Loan - 625,000 - - 625,000
City Sources 821,116 625,000 995,513 2,441,629
Federal Tax Credit
Equity 19,766,293 17,114,888 - 18,755,003 55,636,184
State Tax Credit
Equity 5,722,864 - - - 5,722,864
Perm Loan 2,768,500 4,448,000 2,015,000 2,380,000 11,611,500 State Housing
Accelerator 23,888,864 23,888,864
State MHP 12,127,500 7,448,016 - - 19,575,516
State AHSC - - 10,551,967 19,680,000 30,231,967
State IIG 3,195,900 2,953,700 2,965,000 2,998,000 12,112,600 State PLHA 4,750,000 - 4,750,000 4,750,000 14,250,000
State HOME - 5,162,446 - 5,910,614 11,073,060
State LGMG 5,638,066 9,999,999 4,304,935 - 19,943,000
State Prohousing 620,000 620,000
FHLBank AHP 1,000,000 - - - 1,000,000
Deferred Dev. Fee 500,000 1,970,346 - 4,200,000 6,670,346 Total Sources 56,290,239 49,722,395 49,471,279 59,293,617 214,777,530 Committed Applied For Identified N/A
Issue and Discussion: On September 30, 2025, the State of California Housing and Community Development Department (HCD) released a Notice of Funding Availability (NOFA) for the Prohousing Incentive Program (PIP) 2025 - Round 4 for $8 million in available funding.

The PIP awards funds are based on the Prohousing Designation program score and jurisdiction size. The 2025 PIP - Round 4 application has a submission date of March 31, 2026 and an estimated award date of June 2026. Sugar Pine Village (1888 Lake Tahoe Boulevard) is identified as the project that needs additional grant funding for Phase 2B. The grant award formula allows the city to receive $620,000 in grant funds.

There are ten eligible uses for PIP grant funds. Based on the allowable grant funds for the city and current project needs, staff recommend the grant funds for the following eligible uses:

1. The predevelopment, development, acquisition, rehabilitation, and preservation of multifamily, residential live-work, rental housing that is affordable to extremely low, very low, and low-, and moderate-income households, including necessary operating subsidies.
255
Council Agenda Report- February 10, 2026 Page 3 of 3
If awarded, Sugar Pine Village would use the funds for the construction costs of Phase 2B and serve as local leverage for the final remaining phase. Staff recommends that the City Council approve the Resolution (Attachment 2) authorizing application for, and receipt of, Prohousing Incentive Program 2025 Round 4 funds for Sugar Pine Village.

Financial Implications: The Prohousing Incentive Program is a competitive grant process available from HCD, which the City is eligible to apply for. Based on the City’s Prohousing score, jurisdiction population, and geographic region formula, the City is eligible to receive $620,000. If the total amount is awarded, $620,000 will be granted for construction costs for Sugar Pine Village Phase 2B (1888 Lake Tahoe Boulevard). There are no additional costs to the City outside of staff time to apply for and administer the grant.

Environmental Considerations: For projects that satisfy criteria specified by SB 35, the guidelines issued by HCD specify that the California Environmental Quality Act (CEQA) does not apply to actions taken by a local government to provide financial assistance to a development that receives streamlined approval and that is to be used for housing for persons and families of very low, low, or moderate income, as defined in Section 50093 of the Health and Safety Code.

Policy Implications: The recommended action is consistent with the City’s 2025 - 2030 Strategic Plan Priority Item 1.1: Pro-actively work with current affordable housing developers and partner agencies to implement the Sugar Pine Village project.

The recommended action is also consistent with the following adopted policies and programs:

City General Plan Housing Element
Policy 1-1 The City shall adopt programs, ordinances, incentives, land use plans and other regulatory mechanisms that provide opportunities for the private sector to address the housing needs of citizens of all economic levels.

Program 1-3 The City shall work with the California Department of Housing and Community Development, the California Legislature, and through other appropriate legal means to remove unreasonable barriers to the implementation of the goals, policies, and programs of the City’s Housing Element and to maintain consistency with state law.

Policy 1-10 The City shall actively seek opportunities to obtain federal, state, and local funding for affordable housing and community development and implementation of General Plan policies and programs to support housing affordability, community development, and safety.

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.

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. 256
Attachment A: Formal Resolution for the Prohousing Incentive Program Funds RESOLUTION NO. 2026 – XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTH LAKE TAHOE AUTHORIZING APPLICATION FOR, AND RECEIPT OF, Prohousing Incentive Program funds.

WHEREAS, pursuant to Health and Safety Code 50470 et. Seq, the California Department of Housing and Community Development (Department) is authorized to issue Guidelines as part of an incentive program (hereinafter referred to by the Department as the Prohousing Incentive Program or “PIP”); and WHEREAS the City Council of the City of South Lake Tahoe desires to submit a PIP grant application package (“Application”), on the forms provided by the Department, for approval of grant funding for eligible activities toward planning and implementation activities related to housing and community development as a result of meeting eligibility criteria including but not limited to Prohousing Designation; and WHEREAS, the Department has issued Guidelines and Application on September 30, 2025 in the amount of $8,000,000 for PIP;
Now, therefore, the City Council of the City of South Lake Tahoe (“Applicant”) resolves as follows:

SECTION 1.

The City Manager is hereby authorized and directed to submit an Application to the Department in response to the NOFA, and to apply for the PIP grant funds in a total amount not to exceed $620,000.

SECTION 2.

In connection with the PIP grant, if the Application is approved by the Department, the City Manager of the City of South Lake Tahoe is authorized and directed to enter into, execute, and deliver on behalf of the Applicant, a State of California Agreement (Standard Agreement) for the amount of $620,000, and any and all other documents required or deemed necessary or appropriate to evidence and secure the PIP grant, the Applicant’s obligations related thereto, and all amendments thereto; and SECTION 3.

The Applicant shall be subject to the terms and conditions as specified in the Guidelines, and the Standard Agreement provided by the Department after approval.

The Application and any and all accompanying documents are incorporated in full as part of the Standard Agreement. Any and all activities funded, information provided, and timelines represented in the Application will be enforceable through the fully executed Standard Agreement. Pursuant to the Guidelines and in conjunction with the terms of the Standard Agreement, the Applicant hereby agrees to use the funds for eligible uses 257
and allowable expenditures in the manner presented and specifically identified in the approved Application.

ADOPTED ON February 10, 2026, by the City Council of the City of South Lake Tahoe by the following vote count:

AYES: ____ NAYS: ___ ABSENT: ___ ABSTAIN: ___
ATTEST: APPROVED AS TO FORM:

The undersigned, Clerk of Public Entity of Applicant, does hereby attest and certify that the foregoing is a true and full copy of a resolution of the Applicant’s governing body adopted at a duly convened meeting on the date above-mentioned, and that the resolution has not been altered, amended, or repealed.
[Signature of Attesting Officer]
______________________________APPROVED
Susan Blankenship, City Clerk
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City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: February 10,
2026
Agenda Item #:11
Agenda Item: Quarterly Update on the Affordable Housing Executive Summary: On March 28, 2023, Mayor Bass (seconded by former Mayor Wallace) requested to agendize an item to require a quarterly report on the number of people actively on waiting lists for affordable housing throughout the City. The last update was provided to Council on June 3, 2025. This report includes information up to end of December 2025. Additionally, this report includes a brief update on the Long-Term Rental Incentive Program for 2025. The Rental Assistance Program update has also been included in this quarterly report.

Requested Action / Suggested Motions: Receive and file.

Responsible Staff Member: Lydia Zuniga, Associate Management Analyst Reviewed and Approved By: Zach Thomas, Director of Development Services Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Heather Stroud, City Attorney Attachments:
01-Staff Report - Quarterly Update 2026.docx
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City of South Lake Tahoe
Report to City Council
Meeting Date: February 10, 2026
Title: Quarterly Update on the Affordable Housing Waitlist Location: City-wide
Responsible Staff Member: Lydia Zuniga, Associate Management Analyst Background: On March 28, 2023, Mayor Bass (seconded by former Mayor Wallace) requested to agendize an item to require a quarterly report on the number of people actively on waiting lists for affordable housing throughout the City. Consistent with this directive the Development Services Department submits quarterly reports to the City Council to document various statistics related to the City’s housing programs, including the number of people actively waiting for affordable housing.

At its November 21, 2023 meeting, the Council requested that ongoing reporting also be conducted on the program formerly known as the Lease 2 Locals Program and newly renamed to the Long-Term Rental (LTR) Incentive Program.

Issue and Discussion: Before the City Council is the quarterly update on the updated waitlist from the affordable housing properties within the City, an update on the Long-Term Rental (LTR) Incentive Program and the Rental Assistance Program (RAP).

During the last Council report, Council requested additional information be added pertaining to how the waitlist has changed, trending and how it has evolved. Additionally, this report includes statics as to how many people on the waitlist are from the local area, including the county, and how many people are from out of area, such as a different city, and state.

Affordable Housing Waitlist
There are currently nine affordable housing properties monitored by the City, totaling 472 units (including Sugar Pine Village) . The City is obligated to conduct monitoring to ensure compliance with funding source requirements.

For the purposes of this quarterly housing report, only the waitlist for the eight properties noted below are included. This is because Sugar Pine Village does not have a waitlist, as it is in the lease up process for the third phase. For the end of the fourth quarter for 2025, the list shows 644 people on the lists. Based on a review of the individual lists, there are about 100+ names that appear on multiple lists. The approximate wait times range from 1-5 years depending on the size of the unit.

Below is a chart outlining the breakdown of the units. The 1-bedroom units include 247 people on the waitlist. Followed by the 2-bedroom units, which has about 198 and the 3-bedroom units has a total of 196 people. Resolution 2025-006 authorized the adoption of a Local Tenant Preference Policy which defines the term “local” and the vast majority of the people on the list are locals. 260
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Some of the people not currently residing in the city consist of people working in tahoe and living in the northern Nevada Region or those who previously lived in tahoe and wanting to move back.

Among this population most appear to be from California or Northern Nevada.

Affordable Housing Waitlist Yearly Trend
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Sugar Pine Village (SPV) project is a 248-unit affordable housing project as a result of the California Governor’s Executive Order N-0619, which directed the California Department of General Services (DGS) to identify excess state properties as potential affordable housing development sites. The City has been a financial partner along with the developer Related Companies of California LLC in partnership with St. Joseph Community Land Trust to construct the project. The project is being built in four phases. On October 18, 2024, Sugar Pine Village opened the doors to the first 68 units for phase one and all units were leased.

A waitlist will be provided once all the SPV phases have been received certificates of occupancy and all units have been leased. The lease-up for SPV phase 2, which includes 60 units, is also complete.

Long-Term Rental Incentive Program:

On August 12, 2025, City Council directed staff to bring the Long-Term Rental Incentive Program in-house. Since then, staff have received twenty-two (22) inquiries, the first inquiry came in on August 22
nd
, and staff met with the prospective applicant to review and answer questions regarding the process. Many of the other inquiries were in the County and therefore not eligible.

As of today, staff has processed four (4) Incentive grants in-house.

During the City Council meeting of August 26th, 2025, Council member Robbins expressed interest knowing how the program was being marketed.

The following list highlights the marketing and outreach efforts carried out at no cost to the city. In collaboration with the City’s Communication Division, the Housing Division developed a comprehensive social media strategy. The city uses social media to conduct outreach efforts, for many events and programs; this is a very cost-effective way to reach audiences.  A new website was created for the LTR Incentive Program, under the City’s Housing Division website.
 A unique marketing branding was created
 Emailed Property Managers
 South Tahoe Now website banner
 Facebook post
 Instagram post
 Channel 21 Placard post
 Dropped flyers off at LTCC (Student Services)
 Dropped flyers off at Kahle (Community Center)
 City’s Nextdoor post
 October 14th attended the South Tahoe Association of Realtors (STAR) certification class to re-introduce the program
 Collaboration with the VHR Division website
Staff is looking at targeted ads through social media to reach more audience.

The current remaining balance for new grants is $24,513.00, since the program started, the program has assisted 63 households and has housed a total of 150 people including children. 263
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Rental Assistance Program
Rental assistance is often described as a method to diversify the socio-economic make-up of the tenant population while assisting renters to move to diverse rental options that would otherwise be unaffordable without assistance, such as a security deposit. On March 12, 2024, City Council approved the Rental Assistance Program (RAP) and directed staff to allocate $200,000 in the midyear budget review process from the surplus Cannabis revenue fund, for implementation of the program. RAP assists tenants with a security deposit loan and/or a grant to assist with paying for rental applications.

On June 3rd, 2025, staff highlighted the success of the program. It’s been over a year since the program started.

As of mid-January, there are 48 approved security deposit applicants and 22 approved application fee recipients. The security deposit loans vary between $500 and $2,000 and the application fee amounts have been between $30 and $70. Staff have received a handful of applications that were either denied or the applications were not complete.

This report emphasizes that the program arrived at a critical time. For example, of the 48 approved applicants, 5 applicants were approved for the SPV phase 1, and 22 applicants for phase 2.

Additionally, 7 applicants approved for the RAP successfully transitioned from a Single Room Occupancy (SRO) unit into a SPV unit, which is the intent of the program.

Below is a chart outlining the remaining balance for the RAP.

Staff is currently tracking data on applicants for the RAP program. The majority of the approved applicants either live, work, or grew up in Tahoe and over 64% are families. Most of the applicants are currently employed (over 77%) while about a third of the applicants are either retired or receive other types of assistance. Prior to finding housing, about 21% of the applicants approved were either unhoused or at risk of homelessness without this assistance. This data exemplifies that RAP is meeting the targeted need and population when designing the program about twelve months into implementation.
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Summary and Highlights
Staff have provided quarterly updates to the City Council for two years on the affordable housing waitlist. The first update was conducted on September 12, 2023, the report showed that there were 1,163 people on the list. During the last quarter in 2023, the report presented an increase from 1,163 to 1,173. However, at the end of the first quarter in 2024 (after phase 1 of SPV opened), the number of people on the waitlist decreased from 1,173 to 1,108. By the end of the third quarter in 2024, the report showed a decrease from 1108 to 939. During the last quarterly update, the report showed a small decrease from 939 to 855 people on the waitlist. Currently, the waitlist shows 644 people, which significant improvement in the City’s housing landscape.

The waitlist serves to document the number of people actively seeking out affordable units vs the number that are immediately available. Those on the waitlist are choosing to wait for a unit while others may choose to not put their name on the list and seek alternative arrangements. As such, waitlists may be influenced by a variety of factors. Regardless, while the need for affordable housing is well established, the situation does appear to be improving within the City.

Monitoring the waitlists quarterly may provide an indicator of the effectiveness of City and community efforts to address low-income housing needs. The LTR program data is utilized to evaluate the effectiveness of the program as this is the only program supporting moderate income households. The Rental Assistance Program has filled a gap to prevent homelessness and provide housing stability to individuals and/or families who have the funds to pay for rent but do not have the savings for a security deposit. This staff report serves as a monitoring and reporting update to City Council.

Financial Implications: There are no costs associated with this report, except the staff time that would be needed to provide quarterly updates to Council. This report does not result in any modifications to any Housing Programs or has any additional financial implications.

Environmental Considerations: This 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 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:

This item is consistent with the following adopted policies and programs:

City General Plan Housing Element
Policy 1-1. The City shall adopt programs, ordinances, incentives, land use plans and other regulatory mechanisms that provide opportunities for the private sector to address the housing needs of citizens of all economic levels.

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. 265
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Policy 5-1. The City shall promote housing opportunities for all persons regardless of source of income, age, race, religion, gender, sexual orientation, marital/familial status, national origin, disability, economic level, or other barriers that prevent choice in housing.

Program 2-9. The City shall continue to provide information that describes the myths and realities of multifamily and affordable housing development.
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City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: February 10,
2026
Agenda Item #:12
Agenda Item: Ordinance Amending Vacation Home Rental Regulations to Remove 150-Foot Buffer and Make Other Changes (First Reading of Version 1 Establishing a Cap of 1,200 in Residential Areas, or Version 2 Prohibiting Adjacent Properties from Being Vacation Home Rentals) Executive Summary: On June 17, 2025, City Council adopted Ordinance No. 2025-1200, amending the Vacation Home Rental ("VHR") provisions of the South Lake Tahoe City Code. In conjunction with adopting that ordinance, City Council requested that staff bring back a report on September 9 to get an update on the permitting process and discuss potential further amendments. At that time, City Council passed a motion by a vote of 4-1 (Councilmember Robbins no), directing staff to bring back two versions of an ordinance amending Ordinance No 2025-1200. On October 21, 2025, City Council considered both versions of the ordinance amendments but ultimately were unable to pass a motion to make any changes. Council directed staff to bring back the item once a fifth councilmember was appointed to fill the remainder of former Mayor Wallace's term, which has now occurred. City Council may vote to hold a first reading of either version of the ordinance, or take no action.

Requested Action / Suggested Motions: Pass a Motion holding a first reading (by title only) of Version 1 or Version 2 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, and refer second reading and adoption to February 24, 2026.

Responsible Staff Member: Heather Stroud, City Attorney Reviewed and Approved By: Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Attachments:
01 - Staff Report - VHR Ordinance Amendments.docx
02 - Ordinance - VHR Amendments Version 1.docx
03 - Ordinance - VHR Amendments Version 2.docx
04 - VHR Ordinance Redline V1.pdf
05 - VHR Ordinance Redline V2.pdf
06 - Appeal Hearings 2.35 Redline.pdf
07 - Published Notice VHR Ordinance 1st Reading.docx
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City of South Lake Tahoe
Report to City Council
Meeting Date: February 10, 2026
Title: Ordinance Amending Vacation Home Rental Regulations (First Reading of Version 1 or Version 2)
Location: Citywide
Responsible Staff Member: Heather Stroud, City Attorney (530) 542-6046 Background: On June 17, 2025, City Council adopted Ordinance No. 2025-1200, amending the Vacation Home Rental (“VHR”) provisions of the South Lake Tahoe City Code, by a vote of 4-1 (Robbins no). The 2025 Ordinance made the changes to the City’s VHR regulations including the following:
 Established a 150-foot buffer between VHR properties outside the Tourist Core Area Plan, except for condominiums. (§ 3.50.380(F))
 Prohibited VHRs in “multifamily dwellings,” but allowed VHRs in attached condominiums for applicants who had a permit as of September 1, 2016. (§ 3.50.380(D)(2))  Excluded timeshares from VHR regulation. (§ 3.50.370)  Required VHR owners outside Tourist Core Area Plan to use local property manager to check in guests and go over the rules, ensure compliance with operating conditions, receive real-time indoor sound monitoring and outdoor video monitoring to head off nuisance issues, and respond to complaints in person 24/7. (§§ 3.50.070;

3.50.390(B)(1)(b), 3.50.440)
 Changed occupancy limits outside Tourist Core Area Plan to 2 per bedroom, with up to five children aged 13 and under not counting towards the occupancy limit. (§ 3.50.440(A)(1))  Required defensible space inspection prior to permit issuance, for properties outside Tourist Core Area Plan. (§§ 3.50.390(A)(7)(b); 3.50.410(B)(2))  Required all VHR properties to be operated, maintained, and managed in compliance with conditions of operation irrespective of whether they are being used as a VHR at a given time. (§ 3.50.440).
 Clarified that appeals of VHR permit denials and revocations appealed to the Planning Commission are final and not subject to further appeal to City Council. (§ 3.50.430)  Authorized permitting preference for prior VHR and Qualified VHR permit holders in good standing. (§ 3.50.390(A)(1))
In conjunction with adopting the 2025 Ordinance, City Council requested that staff bring back a report on September 9, 2025, to get an update on the permitting process and discuss potential further amendments. On that date, City Council passed a motion by a vote of 4-1 (Councilmember Robbins no), directing staff to bring back two versions of an ordinance amending Ordinance No. 2025-1200, as discussed below.
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On October 21, 2025, City Council considered this item but there was no successful vote to make any changes at that time, so Council directed staff to bring this item back once a councilmember had been appointed to fill the remainder of former Mayor Wallace’s term, which has now occurred.

Issue and Discussion:

Amendments to VHR Ordinance
As directed by Council on September 9, there are two versions of an ordinance amending Ordinance No. 2025-1200 for City Council consideration and possible first reading.

Version 1:
 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.

Version 2:
 150-foot buffer is replaced with a prohibition of properties with VHR permits being adjacent to each other.
 All other changes are the same as Version 1.

In addition to the changes requested above, staff made several additional edits included in both versions that are consistent with these changes:
 To complement the cap, provisions were added to establish a waitlist when the cap is reached.
 The prohibition on permit transfers is clarified to match existing practice, where a permit may be transferred into a family trust in which an owner is a trustee for estate planning purposes.
 The preferred application period provision has been deleted as that period has closed.

Since this item was last before City Council on October 21, 2025, staff has several other observations that may warrant additional changes to the ordinance. Code enforcement staff has received complaints that the exterior signage posted on some properties is not legible enough from the street. South Lake Tahoe City Code section 3.50.440(J) (Exterior Signage) requires “a clearly visible and legible exterior sign, posted in a location which is visible from the adjacent rightof-way” that includes the property manager name and 24-hour contact number, maximum occupancy and vehicles, and the Police Department’s VHR hotline number and email address.

Code enforcement staff recommends amending the ordinance to require an explicit minimum sign size and/or font size on exterior signage to ensure better legibility from the street. 269
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Update on Permits and Citations Issued Since July 2025
From July 2025 through January 22, 2026, 562 permits have been issued, for a total of 1,069 permits citywide including active permits issued prior to July 2025. Under the 2025 Ordinance, 270 permit applications have been denied because the property was within the 150-foot buffer of another permitted property.

Since July 2025, there have been nine citations issued for nuisance-type violations (trash, parking, noise, over-occupancy). Doubling the number of citations for this six-month period to extrapolate to one year would result in one nuisance-type citation for every 59 permits issued in the year following the 2025 Ordinance becoming effective.

By comparison, in calendar year 2018, there were 139 citations issued to VHRs for nuisance-type violations. This number includes only citations that were upheld, meaning they were either not appealed or they were upheld on appeal. There were 1,764 permits issued citywide in 2018, so there was approximately one nuisance-type citation per every 12 permits issued in 2018.

While it is difficult to compare these figures because some of the recent permittees may not have started fully operating right away, the relatively smaller number of nuisance citations under the 2025 ordinance may be evidence that the new regulations are effective in reducing neighborhood disturbances resulting in violations.

Environmental Considerations: Both versions of this Ordinance are 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 they may have a significant effect on the environment, and under CEQA Guidelines section 15308 because they are amending a regulatory process to protect the environment.

Financial Implications: Either version of the Ordinance would result in the maximum number of VHRs increasing to 1200 within residential areas. This would presumably result in an unknown amount of additional Transient Occupancy Tax from these additional VHRs. Under Ordinance No. 2025-1200 which includes a 150-foot buffer, the maximum number of VHRs outside the Tourist Core was estimated to be 1,100 but could be lower depending on where VHRs are permitted. With Version 1 of the Ordinance, the cap would be set at 1,200 VHRs in residential areas. With Version 2 of the Ordinance, the cap would also be set at 1,200, but depending on where VHRs are permitted, the total number could be lower based on the prohibition of VHRs being on adjacent parcels.

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.
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Ordinance 2026-XXX
Adopted by the City of South Lake Tahoe
City Council
February 24, 2026
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 271
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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: this 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 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. 272
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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 January 30, 2026, 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, 273
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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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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. Cap. The total number of vacation home rental permits issued in residential areas shall not exceed 1,200.

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.

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

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 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.
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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), 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. (g) Number of bedrooms in vacation home rental.
(h) Number of paved parking spaces on the vacation home rental property. 276
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(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 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. 277
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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 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 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. 278
Ordinance 2026-XXX February 10, 2026 Page 9 of 17

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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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. 280
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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; 281
Ordinance 2026-XXX February 10, 2026 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. 282
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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. 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

3. 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. 283
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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
Transient Lodging:

Occupancy and Permits

3.50.040 Planning Commission City Council
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Ordinance 2026-XXX February 10, 2026 Page 15 of 17
Permit or Action Type Reference
Section
Intermediary Appeal
Officer or Board
Final Appeal
Officer or Board
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
Use Permit and
Variances

6.55.220

6.55.580

6.55.590
Planning Commission City Council
285
Ordinance 2026-XXX February 10, 2026 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 February 24, 2026 by the following vote:

Yes:

No:

Abstain:

Absent:
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Ordinance 2026-XXX February 10, 2026 Page 17 of 17
________________________ Date:_________
Cody Bass, 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.
287
Ordinance 2026-XXX February 10, 2026 Page 1 of 17
Ordinance 2026-XXX
Adopted by the City of South Lake Tahoe
City Council
February 24, 2026
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 288
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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. 289
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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 January 30, 2026, 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, 290
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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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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 292
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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. 293
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(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 294
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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 295
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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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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. 297
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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; 298
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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. 299
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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. 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

3. 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. 300
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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
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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
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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 February 24, 2026 by the following vote:

Yes:

No:
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Ordinance 2026-XXX February 10, 2026 Page 17 of 17
Abstain:

Absent:
________________________ Date:_________
Cody Bass, 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.
“Bear box” shall have the same meaning as set forth in SLTCC 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 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., except that cCondominiums 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 3.50.440 in residential 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. “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, 305
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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 306
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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.

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.

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 residential areas outside the tourist core area plan, owners are required to designate and maintain a property manager at all times.

F. Anticlustering RequirementsCap. The total number of vacation home rental permits issued in residential areas shall not exceed 1,200.

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.
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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. 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.

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

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 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 45 308
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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), 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. (d) Notwithstanding subsections (A)(7)(a) and (A)(7)(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, 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. (g) Number of bedrooms in vacation home rental.
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(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.

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:
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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 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 requirementsnot exceed the cap of 1,200 vacation home rental permits in 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.
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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.

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 commissiona hearing officer in accordance with the appeal provisions of Chapter 2.35 SLTCC.

The planning commissionhearing 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 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.
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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
Table 2(a). Number of Bedrooms Establishing Maximum Occupancy (Within Tourist Core Area PlanOutside 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 (Outside Tourist Core Area PlanIn Residential Areas)
Number of
Bedrooms
Maximum
Occupancy
Studio 2
1 2
2 4
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Number of
Bedrooms
Maximum
Occupancy
3 6
4 8
5 10
Within the tourist core area planOutside 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. Outside the tourist core area planIn 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.

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.
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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;

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.
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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.

Table 1. Minimum Number of Trash Cans Within Bear Box
Size of Home Number of
Trash Cans
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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 outside the tourist core area planin 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; and

2. Verify that all responsible party(ies) entering into a vacation home rental contract are 25 years of age or older; and

23. 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 planin 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 outside the tourist core area planin 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 317
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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 the planning commissiona 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.
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3.50.370 Definitions.
“Bear box” shall have the same meaning as set forth in SLTCC 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 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., except that cCondominiums 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 3.50.440 in residential 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. “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, 319
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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 320
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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.

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.

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 residential areas outside the tourist core area plan, 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.

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. 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.
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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. 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 322
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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. (d) Notwithstanding subsections (A)(7)(a) and (A)(7)(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, 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. 323
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(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.

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).
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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 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 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. 325
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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.

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 commissiona hearing officer in accordance with the appeal provisions of Chapter 2.35 SLTCC.

The planning commissionhearing 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 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. 326
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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
Table 2(a). Number of Bedrooms Establishing Maximum Occupancy (Within Tourist Core Area PlanOutside Residential Areas) Number of
Bedrooms
Maximum
Occupancy
Studio 4
1 6
2 8
3 10
4 12
5 14
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Table 2(b). Number of Bedrooms Establishing Maximum Occupancy (Outside Tourist Core Area PlanIn Residential Areas)
Number of
Bedrooms
Maximum
Occupancy
Studio 2
1 2
2 4
3 6
4 8
5 10
Within the tourist core area planOutside 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. Outside the tourist core area planIn 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.

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.
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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; 329
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The South Lake Tahoe City Code is current through Ordinance 1200, passed June 17, 2025.

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 330
South Lake Tahoe City Code Page 13/14
The South Lake Tahoe City Code is current through Ordinance 1200, passed June 17, 2025. 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.

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 outside the tourist core area planin 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; and

2. Verify that all responsible party(ies) entering into a vacation home rental contract are 25 years of age or older; and

23. 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 planin residential areas, the owner shall install indoor noise and outdoor video monitoring devices to immediately alert the property manager 24 331
South Lake Tahoe City Code Page 14/14
The South Lake Tahoe City Code is current through Ordinance 1200, passed June 17, 2025. 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 outside the tourist core area planin 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.

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 the planning commissiona 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.
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South Lake Tahoe City Code Page 1/3
The South Lake Tahoe City Code is current through Ordinance 1200, passed June 17, 2025.

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 Planning Commission City Council
Vacation Home Rental
Permit

3.50.430 None Planning
CommissionHearing
Officer
Vacation Home Rental
Permit Third Citation and
Revocation

3.50.450 None Planning
CommissionHearing
Officer
333
South Lake Tahoe City Code Page 2/3
The South Lake Tahoe City Code is current through Ordinance 1200, passed June 17, 2025.

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

4.70.200 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
Use Permit and Variances 6.55.220

6.55.580

6.55.590
Planning Commission City Council
Special Events and 6.55.230 Planning Commission City Council 334
South Lake Tahoe City Code Page 3/3
The South Lake Tahoe City Code is current through Ordinance 1200, passed June 17, 2025.

Permit or Action Type Reference Section Intermediary Appeal Officer or Board
Final Appeal
Officer or Board
Temporary Use Permit
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
335

NOTICE OF A PUBLIC HEARING

CITY OF SOUTH LAKE TAHOE CITY COUNCIL
NOTICE IS HEREBY GIVEN that in accordance with Sections 65090, 65091, and 65854 (Planning and Zoning Law) of the Government Code: the City of South Lake Tahoe City Council will conduct a public hearing on February 10, 2026 at 9:00 a.m., or as soon thereafter as possible, in the City Council Chambers, 1901 Lisa Maloff Way, South Lake Tahoe Airport, to consider the following:

First Reading of Vacation Home Rental (VHR) Ordinance Amendment, City Code Article V of Chapter 3.50, and finding that the Ordinance Amendment 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 Amendments may have a significant effect on the environment and section 15308 because it is amending a regulatory process to protect the environment.

Summary: At its meeting on September 9, 2025, City Council passed a motion by a vote of 4-1 requesting amendments to the VHR Ordinance to either:

Version 1: 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.

Version 2: 150-foot buffer is replaced with a prohibition of properties with VHR permits being adjacent to each other; all other changes are the same as Version 1.

Version 1 and Version 2 of the proposed ordinance would make these changes. The City Council may hold a first reading (by title only) of either Version 1 or Version 2 and refer second reading and adoption to the meeting on February 24, 2026, or take no action.

The proposed ordinance does not amend or change any zoning designation within the city.

Any interested person may appear at the public hearing and present written testimony or speak in favor or against the project proposal. Pursuant to Government Code Section 65009(b)(2), if you challenge the above application in court, you may be limited to raising only those issues, you, or someone else, raised at the public hearing described in this notice, or in written correspondence delivered to the South Lake Tahoe City Council at, or prior to, the public hearing. Written testimony may be addressed to the City Council in care of the City Clerk to [email protected] or mailed to 1901 Lisa Maloff Way, Suite 206, South Lake Tahoe, CA 96150.
336
City Council agendas and related staff reports are available at least 72 hours in advance of regular meetings on the City Council page of the City’s website www.cityofslt.us or by contacting the City Clerk.
337
City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: February 10,
2026
Agenda Item #:13
Agenda Item: South Lake Tahoe Tourism Improvement District Annual Report for Fiscal Year 2024- 2025
Executive Summary: City Council will receive the FY 2024-2025 Annual Report of the South Lake Tahoe Tourism Improvement District (SLTTID). The authorization for the SLTTID requires the TID to prepare and submit to the City an annual report of activities, a budget summary, and a financial statement. The SLTTID currently levies a nightly assessment of $4.00 (hotels and motels) and $5.50 (other lodging options) on lodging businesses in South Lake Tahoe based on the renewal of the SLTTID in December 2019 for a ten-year term. These funds are used for community marketing and tourism promotion through utilizing the professional marketing services of the Lake Tahoe Visitors Authority. The proposed FY 2025-2026 budget of the SLTTID is $3,145,345.

Requested Action / Suggested Motions: (1) Receive and file; and (2) Provide direction (if any) to TID on policy matters.

Responsible Staff Member: Andrew Black, Financial Services Supervisor Reviewed and Approved By: Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Heather Stroud, City Attorney
Attachments:
01-Staff Report - SLT TID Annual Report.docx
02-Annual Report.pdf
03-SLTTID Annual Audit Report.pdf
04-Reso No. 2019-059 SLTTID.pdf
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Council Agenda Report February 10, 2026 Page 1 of 2
City of South Lake Tahoe
Report to City Council
Meeting Date: February 10, 2026
Title: South Lake Tahoe Tourism Improvement District Fiscal Year 2024-2025 Annual Report Location: Citywide
Responsible Staff Member: Andrew Black, Financial Services Supervisor, (530) 542-6016 Finance Department
Background: In accordance with the Property and Business Improvement District Law of 1994, Resolution No. 2006-52 was adopted by the City Council on September 5, 2006. The Resolution established the South Lake Tahoe Tourism Improvement District (SLTTID) and authorized levying an assessment on lodging businesses to provide a mechanism for stable funding of community marketing and tourism promotion. On December 8, 2009 Resolution No. 2009-103 was adopted by the City Council which renewed the SLTTID for a period of ten years and increased the nightly assessment amount. On August 6, 2019 Resolution No. 2019-059 was adopted by the City Council renewing the SLTTID for another ten-year term commencing on December 18, 2019 and expiring on December 17, 2029, conditional upon the Lake Tahoe Visitors Authority (LTVA) amending its bylaws within two years to add a City of South Lake Tahoe City Council representative to the LTVA Board. Subsequently, LTVA amended its bylaws to add that effective January 2021, the at-large Director from California be replaced by one at-large Director “either employed by the City of South Lake Tahoe or a member of the South Lake Tahoe City Council.” Currently, Council Member Bass serves as a City of South Lake Tahoe City Council representative to the LTVA Board.

On May 17, 2022, City Council adopted Resolution No. 2022-061 to modify the SLTTID Management District Plan at SLTTID’s request, to increase the number of Directors on its Board of Directors from five to nine, consistent with SLTTID bylaw amendments.

Issue and Discussion: The SLTTID Management District Plan states that the City shall be responsible for the collection of assessments. After the monthly collections, accounting, and reconciliation, the funds are passed through to the TID less a 1% administrative fee. The agreement also requires the TID to prepare and submit to the City an annual report of activities, a budget summary, and a financial statement. All required items are enclosed for review and approval by the City Council.

Annual assessments: Lodging businesses in the city of South Lake Tahoe included in the District are subject to an assessment. The current assessment rates are $4.00 per paid occupied room night on hotels and motels, and $5.50 per paid occupied room night on timeshares, condos, duplexes, triplexes, and vacation homes under management contracts.

The assessment began on November 1, 2006. In 2019, the SLTTID was renewed for a ten year term expiring on December 17, 2029. An optional increase of one dollar starting in the 339
Council Agenda Report February 10, 2026 Page 2 of 2
fifth year of the current contract (2023-24) is outlined in the Management District Plan. The District board did discuss the $1.00 increase at the August 2025 meeting to bring the assessment to $5.00 and $6.50 respectively, however, the board decided to leave the existing assessment in place due to the current economic climate. There are no changes to the boundaries or areas of benefit in the District and the method of assessment remains the same as in previous years.

Revenues: The TID Board has budgeted $3,145,345 in 2026, which is flat to the Fiscal Year 2025 budget. Actual collections in fiscal year 2024 totaled $3,138,495. The City of South Lake Tahoe receives a 1% administrative fee for collection of the monthly assessment, distribution of funds to the TID, and other financial support services.

Expenses: The largest expense of the TID is for Marketing and Promotions; along with Special Events, their total comprises 76.4% of the TID budget. Administrative expenses include office rent, insurance, utilities, supplies, and administration payroll, representing 9.0% of the budget. The Visitor Center represents 5.0% of the budget, while Communications and Public Relations represent 4.0% of the budget. The remaining budget includes a 4.6% contingency fund and a 1.0% administrative fee to the City of South Lake Tahoe. There is no expected surplus or deficit.

Financial Implications: Included in the TID 2024-2025 Annual Report is the fiscal year 2025-2026 budget, which includes General Fund revenue in the amount of $31,500.

Environmental Considerations: The proposed action is not a “project” subject to review under the California Environmental Quality Act (CEQA) under CEQA Guidelines section 15378(b)(4) (creation of government funding mechanisms or government fiscal activities which do not involve any commitment to any specific project which may result in a potentially significant physical impact on the environment).

Policy Implications: Consistent with City’s Financial Policies and requirements of Streets and Highways Code Section 36650.
340
Attachment 1

341

SOUTH LAKE TAHOE

TOURISM IMPROVEMENT DISTRICT
FISCAL YEAR 2025

ANNUAL REPORT
October 1, 2024 – September 30, 2025
and
FISCAL YEAR 2026 SLTTID BUDGET
342
Summary of the Management District Plan
The South Lake Tahoe Tourism Improvement District (SLTTID) provides for the provision of tourism promotions and marketing for South Lake Tahoe. The district is composed of lodging businesses located within the incorporated city of South Lake Tahoe and includes hotels/motels and vacation rentals. Services provided by the SLTTID include Marketing and Promotions programs and activities designed to market the South Shore of Lake Tahoe as a unique, yearround destination to the global marketplace, and to favorably impact the South Shore economy through overnight stays and tourism spending.

The South Lake Tahoe Tourism Improvement District was incorporated in November 2006, was renewed on November 1, 2009 for a 10-year period, and renewed again on December 17, 2019 for an additional 10-year term, with an annual budget anticipated of $2,705,000. At that time annual assessment rates were based upon a flat rate of $3.00 per paid occupied room per night on hotels and motels and $4.50 per paid occupied unit per night on timeshares, condos, triplexes, duplexes and homes under management contracts. In Year 2 of the 2019 renewal, beginning December 17, 2020, the annual assessment rates increased to $4.00 per paid occupied room night on hotels and motels, and $5.50 per paid occupied unit per night on timeshares, condos, triplexes, duplexes and homes under management contracts. This increase brought the annual budget anticipation to $3.1 million. An optional additional increase of $1.00 in year 5 or later is outlined in the Management District Plan, to be approved at the discretion of the District board. The District board did discuss the $1.00 increase at the August 2025 meeting to bring the assessment to $5.00 and $6.50 respectively, however, the board decided to leave the existing assessment in place due to the current economic climate.

The SLTTID has created a website with information for all district members. The site address is www.southtahoetourism.com, and includes the following information:

1. District Plan documents

2. District By-Laws

3. Listing of lodging properties in the assessment district

4. Annual District Plan reports, news and events

5. Agenda and minutes from meetings

6. SLTTID current year budget
I. Changes in District Boundaries
The South Lake Tahoe Tourism Improvement District had no changes in the district boundaries or benefit zones for the 2025 fiscal year.
343
II. Improvements and Activities Provided
The South Lake Tahoe Tourism Improvement District (SLTTID) is comprised of all lodging properties in the City of South Lake Tahoe. The SLTTID utilizes the professional marketing services of the Lake Tahoe Visitors Authority (LTVA) to promote the South Shore of Lake Tahoe.

LTVA is chartered with promoting South Shore, Lake Tahoe and achieving a measurable impact on tourism numbers in the region. The mission of the LTVA is the marketing of the South Shore as a unique, world-class year-round resort destination for the economic benefit and quality of life for the area. The SLTTID and the South Lake Tahoe Lodging Community are represented through two (2) board seats on the Lake Tahoe Visitors Authority Board of Directors. The SLTTID also maintains representation on the LTVA’s Marketing Services Committee with two (2) committee seats.

The SLTTID updated its bylaws in 2022 to increase the number of board members to 9 members (previously 5) to allow for greater representation from different types/sizes of properties.

Another bylaw amendment was made in 2024 to ensure that the board make up includes two seats representing each of the following property size categories: 1-50 units, 51-90 units, 91-130 units, and 131-higher, and one member representing VHR’s/Timeshare. 344
Lake Tahoe Visitors Authority FY25 Recap:

Executive Summary
The South Lake Tahoe Tourism Improvement District (SLTTID) funds destination marketing and promotional activities through assessments on lodging businesses within the City of South Lake Tahoe. The Lake Tahoe Visitors Authority (LTVA) is contracted to carry out these activities on behalf of the SLTTID. This report summarizes LTVA’s Fiscal Year 2025 (July 1, 2024 – June 30, 2025).

Note: A Glossary of Terms is provided at the end of this report.

Key Highlights
● Paid Media Budget: $3.6M
● Marketing: Always-on advertising strategy across digital, print, social, video, and out-ofhome. Campaigns focused on the “Awe and then Some” brand and stewardship messaging through Rules to Lake By and Protect the Awe. ● Digital Performance: 4.5M website sessions (+14% YoY); 304k lodging partner referrals (+18% YoY). Paid media generated 2.1M sessions and 579k referrals. ● Sales & Events: 525+ sales appointments at 30 trade shows; 20 meetings booked outside of the Tahoe Blue Event Center (1,600 attendees, 3,400 room nights). Supported community and signature events including American Century Championship, Live at Lakeview, and Operation Sierra Storm.
● Public Relations: 300+ articles across national and regional outlets; 1.1B circulation/ viewership; publicity value of $8M.
● Sustainability: Expanded Rules to Lake By campaign (20,000 coloring books, parasail activation, mini-golf hole); completed Fill it Forward water bottle program (35,000 bottles distributed, $10k contributed to local nonprofits).
● Visitor Information: Explore Tahoe Visitor Center served 36,600 in-person visitors (+14% YoY); 1,400+ phone inquiries handled.
345
Lake Tahoe Visitors Authority FY25 Recap
The South Lake Tahoe Tourism Improvement District (SLTTID) utilizes the services of the Lake Tahoe Visitors Authority (LTVA) for its marketing and promotions activities. A recap of the past year will provide a basis for activities that will be continued and expanded during the following year.

Note: In this report, FY25 refers to the LTVA’s fiscal year of July 2024 to June 2025.

Marketing
Strategic Planning
The LTVA’s guiding strategic plan outlines its vision, principles, mission, strategies, and the actions needed to accomplish them. The strategic plan helps align the organization's resources, capabilities, and activities towards a common direction, fostering coordination and focus across the community, industry, and visitors.

Research & Data
In FY25, LTVA adopted an updated data analytics framework to improve the measurement and understanding of visitor behavior. This approach integrates multiple data sources, including geolocation, spending activity, and demographic information, to inform strategic decisionmaking more effectively. Core functions include advanced intelligence and analytics, contextual and strategic inputs, real-time decision support, seamless data integration, and tools designed to support long-term economic vitality.

LTVA partnered with the Blue Room Research team to enhance the Monthly Destination Report, which is now more robust and widely distributed to stakeholders and posted on the LTVA.org website. The report includes monthly occupancy and ADR from Smith Travel Research, spending data from the Visa Online platform, Reno-Tahoe International Airport performance, TOT collections from the City of South Lake Tahoe and Douglas County, as well as a U.S. market review and consumer sentiment studies.

Integrated Marketing Services
The LTVA’s agency of record for Integrated Marketing Services is Noble Studios, who work with staff to manage the Visit Lake Tahoe brand. The agency provides creative design plus media planning and buying services. In FY25, the LTVA maintained an always-on approach to advertising, encouraging year-round visitation.
● FY25 Net Media Spend: $3 Million ● FY25 Net Paid Search Spend:
$350,000+
346
Paid Media
During FY25, the focus remained on the Visit Lake Tahoe brand campaign, “Awe and then Some,” and integration of the Rules To Lake By destination stewardship messaging in select markets.

Designated Market Areas (DMAs) where LTVA's advertising was placed included:

Chicago
Dallas (November - June) Niche Market Areas:

Los Angeles San Francisco (select channels)
Las Vegas Sacramento (select channels)
Phoenix (July - November) Seattle, Portland, Fresno (Conscious Traveler) San Diego
Core Target Audiences
Events & Entertainment Seeker High Earning Explorer Conscious Traveler Adventure Enthusiast Regional Wanderer
Luxury Experience Seeker Connected Families
Advertising Channels
Paid Search Google Ads
Display / Discovery / PMAX Google Display Network, MobileFuse, High Impact Display Native / Editorial Afar, Outside, Sunset, Lonely Planet, National Geographic, Matador Travel-Specific Display TripAdvisor, US News Travel, Adara Paid Social Facebook, Instagram, TikTok
Video YouTube, Paid Social, Matador, Outside
Email Sunset, Outside, Afar, National Geographic, Conde Nast, Matador Advanced TV OTT/CTV/Streaming
Print Chicago Magazine, Travel + Leisure, Bon Appétit, Food & Wine, 347
Afar, Conde Nast
Outdoor Programmatic Digital Billboards
Paid Media Performance FY25
● 2.1M Paid Media Sessions ● 579,000 Partner Referrals
Paid Search FY25
Spend $354,113 (+18% YoY)
Impressions 2.8M
Clicks 313,632
Partner Referrals 159,560 (+24% YoY)
Click Through Rate (CTR) 11% (industry benchmark 9.19%) Average Cost per Conversion $2.23 (flat YoY)
Cost Per Click +20% YoY
Top Converting Campaigns:
● Accommodations | Branded Terms – 71%
● Deals | Brand – 49%
● Accommodations | Non Brand – 42%
Display/Discovery
● 3.3M impressions (+66% YoY across paid media)
● 1.3M sessions (+51% YoY)
● 52,200 partner referrals (+34% YoY)
● 35% average engagement rate (+12% YoY)
● 1.37 average pages/session (flat YoY)
● 4% conversion rate (-6% YoY)
Social Media
In FY25, the LTVA continued leveraging the Marketing & Events Manager and Communications & Community Outreach Manager roles to support a robust social media strategy. Sustainability messaging through the “Rules To Lake By” campaign continued organically, expanding reach and impressions. LTVA’s social media following grew to:
● Instagram: 85,000 (+ 8% YoY) ● Facebook: 161,000 (+3% YoY) 348
Consumer Newsletter
The LTVA sends a consumer newsletter twice monthly, which promotes events, entertainment, news, and special offers. It is distributed to approximately 25,000 opt-in subscribers. This newsletter has an average open rate of 53%, exceeding the industry benchmark of 39%.

Consumer Website: VisitLakeTahoe.com
Website content creation and associated asset acquisition are managed by LTVA staff. Highquality content is foundational to the website's success.

In FY25 VisitLakeTahoe.com saw an increase in organic and overall website traffic, resulting in an increase in conversions and partner referrals. LTVA Staff and Noble Studios work together to remain as strategic as possible, with a focus on updating key content to match current SERP standards in light of emerging technologies.

FY25 Highlights
● 4.5M sessions (+ 14% YoY)
● 304,000 lodging partner referrals (+ 18% YoY)
● 4,061 eNews sign-ups
● Blog overhaul was completed by LTVA staff, resulting in 15% YoY increase in sessions and a 19% YoY increase in conversions for all blog pages combined. ● Top 5 most popular pages, besides the home page, were: Webcams, Events, Things to Do, Summer Concert Series, and Hotels/Motels
● Top 5 source locations were Los Angeles, San Jose, Sacramento, San Francisco, and Las Vegas
FY25 Website Organic Performance
● 68.2M organic impressions (7% YoY increase)
● 1.8M organic sessions
● +9% YoY organic ranked keywords
Trip Planning App
The LTVA trip planning app can be downloaded from a link on VisitLakeTahoe.com, and also in the App Store. This is a valuable tool for visitors to explore all that the destination has to offer, including lodging, restaurants, events, activities, and shopping.

FY25 App Performance
● 88,539 users
● 8,197 app store downloads
● Top 5 most viewed pages: Heavenly Gondola, Tahoe Cruises, The Most Beautiful Drive in America, Thunderbird Lodge, and Bucket List Must Do’s in 2025 at Lake Tahoe 349
Destination Wedding Marketing
Approximately 25% of couples in the United States opt for a destination wedding, seeking a unique and memorable experience. After beaches - mountain destinations rank as the second most popular choice - positioning Lake Tahoe as a premier location for couples looking to celebrate in a stunning natural setting.

LTVA’s Objectives with the Tahoe Wedding Sites Advertising Program ● Position Visit Lake Tahoe as a premier wedding destination ● Drive lodging and ancillary business revenue
● Expand Lake Tahoe’s market share within the destination wedding industry FY25 Marketing Strategy for Weddings
The FY25 media plan was fully digital and encompassed a mix of search engine marketing, display advertising, social media, retargeting, custom content, and placements on leading online wedding platforms - WeddingWire and The Knot. The primary target audience was newly engaged couples in Northern California and Nevada, with secondary markets in Los Angeles and San Diego.

FY25 Wedding Marketing Performance Highlights
● 587 qualified leads and RFP submissions
● 19,693 partner page views
● 5,450 outbound clicks to partner websites
● 40,060 total website users
● 11,843 blog visits
Overall, the Tahoe Wedding Sites program continues to deliver exceptional value and high advertising efficiency for partners and the destination.

Domestic and International Tourism
Leisure Sales: LTVA is committed to strengthening the destination’s visibility and presence through partnerships with third-party travel product vendors. These initiatives are designed to benefit all area accommodations by generating new leads and driving business growth.

Trade Shows and Sales Missions: LTVA actively promotes the destination through participation in domestic and international trade shows, industry events, and sales missions. Collaborating with major travel partners, including key tour operators and wholesalers, LTVA supports direct-to-consumer marketing efforts. LTVA staff engaged in multiple destination-specific sales missions and trade shows, including the Go West Summit, American Bus Association Marketplace, Connect RTO Spring Marketplace, Mountain Travel Symposium, as well as joint sales initiatives with Visit California, Travel Nevada, and Brand USA.
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International Presence: LTVA maintained representation in the United Kingdom & Ireland, Australia, Germany, India, and China. Through membership in the High Sierra Visitors Council, the destination also has representation in France. The work of these offices in FY25 included product audits to monitor quality and consistency, the development of new travel products and experiences, training programs to strengthen the knowledge and sales skills of travel agents, and the placement of Lake Tahoe content in media outlets to increase visibility in these international markets.

Familiarization (FAM) Tours: LTVA hosted 10 FAM tours, including participation in the Go West Summit post-FAM tour led by Visit California. These tours were strategically designed to highlight the destination’s year-round appeal, accommodating a wide range of traveler interests in both domestic and international markets.

Cooperative Marketing: The LTVA collaborated on numerous domestic and international marketing initiatives with partners including Expedia, Hotelbeds, Hopper, Brand USA, Visit California, and Travel Nevada. With participation from various lodging properties, these cooperative programs generated more than 20,000 room nights for the South Shore.

Meetings, Conventions, and Sports
LTVA promotes the South Shore as a unique destination for meetings, conferences, corporate retreats, sporting events, and other group gatherings. The team supports prospective clients by identifying suitable venues and accommodations, connecting them with local contacts and providing resources for transportation, recreation, and dining.

FY25 Trade Show Activity
In FY25, LTVA staff attended 30 Meetings, Incentives, Conferences & Exhibitions (MICE) and sports-related trade shows, conducting more than 525 one-on-one appointments across multiple verticals and regions. Events attended included:
● SITE Incentive Summit Americas
● Connect Marketplace: Spring,
Winter, Regional (West) Trade
Shows
● Smart Meetings National Events
● TEAMS Conference & Expo
● Northstar Regional Trade Shows
● US Sports Congress
● CalSAE Seasonal Spectacular &

ELEVATE
● MPI ACE
● M&I Luxe
● ConferenceDirect Annual Partner
Meeting
● Huddle Up Group Great 8 Sports
Conference
● HelmsBriscoe Annual Partner
Conference
● Meetings Today West
● Visit California’s Taste of California
Roadshow: Chicago, Washington DC,
Milwaukee, Atlanta
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Destination Hosting
LTVA hosted several high-profile industry events in FY25, welcoming meeting and leisure planners from around the world. Notable events included Northstar’s Small & Boutique Meetings and the S.P.O.R.T.S Invitational for tournament rights holders.

Strategic Sports Initiatives
Targeted outreach in the youth sports market continued, capitalizing on the opening of the Tahoe Blue Event Center and the soon to be opened City of South Lake Tahoe Recreation and Aquatics Center. Multi-year contracts are in place for future events.

Sales outreach in FY25 sourced an additional 20 meetings to South Lake Tahoe properties, generating 1,600 attendees and 3,400 room nights.

Marketing Initiatives
LTVA continued its partnership with Digital Edge, a professional meetings marketing agency, to further develop the Meet, and Then Some campaign. In FY25, the campaign was enhanced with an updated landing page at lakefrontmeetings.com.

Campaign Objectives
● Increase exposure of the Tahoe Blue Event Center, rebranded and newly renovated lodging, and South Shore properties catering to groups. ● Highlight the variety of hotel products, venues, and year-round activities available for meeting and sports groups.
● Expand vertical markets, including incentive, corporate, small regional trainings, and state associations (Nevada/California/Oregon).

Tactics & Channels
● Content marketing and development
● Email marketing and social media distribution
● Year-round social video series showcasing group activities ● Refreshed “Meetings Hero” video with updated content
Results
LTVA’s database of qualified meeting planning professionals grew 17% year-over-year, from 4,900 to more than 5,700 contacts in FY25. This audience receives regular destination updates and invitations to attend tradeshows, conferences, and familiarization trips hosted by Visit Lake Tahoe.
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FY25 Special Events Support
LTVA continued its support of special events, from high-profile signature events such as the American Century Championship to local gatherings such as Music In The Park. Following the recommendations in FY24’s Special Event Strategy document, a new ad hoc Events Committee was formed, and a formal event approval process was established. Supported events included:

Meyers Fall Festival – October 2024
LTVA supported this autumn community celebration featuring seasonal activities, live music, and family-friendly entertainment at Paradise Park in Meyers.

Lake Tahoe Gingerbread Competition – December 2024
LTVA provided financial support for this festive holiday event, which showcased creative gingerbread displays from local participants. Proceeds from this event went to the Parks Foundation to help furnish the new recreation center.

Toyota Air & Après – March 2025
This three-day event at Heavenly included the Toyota Outpost, live DJ performances, and après gatherings. The event featured a nighttime Big Air Show with fireworks at the base of World Cup, an athlete meet-and-greet, and vendor activations throughout the resort. Performers included internationally recognized DJ Hayden James.

LTCC Steak Cook-Off – June 2025
The Lake Tahoe Community College’s Steak Cook-Off, a culinary competition and community gathering featuring local chefs.

Music in the Park – Summer 2025
The outdoor summer concert series, held at Tahoe Paradise Park, bringing live music to the community in a relaxed, family-friendly setting.

Meyers Mountain Market & Ski Run Farmers Market – Summer 2025 Each market features local food, live music, and artisan vendors, and serves as a community and visitor gathering space during the summer season.

Live at Lakeview – Summer 2025
LTVA once again served as the title sponsor for this popular Thursday night concert series.

Bringing over a thousand attendees to Lakeview Commons each Thursday night of the summer.

The SLTTID separately provided funding for the following events:

Labor Day Midway – September 2024
A holiday weekend event at the Heavenly Village featuring live entertainment, food vendors, and family activities.
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Valhalla Art, Music & Theatre Festival – Summer 2025
A long-running summer series at the Tallac Historic Site, highlighting live performances in music, theater, and the arts.

Sample the Sierra – September 2025
A farm-to-fork festival showcasing regional food, wine, beer, and spirits, paired with local art and music at Bijou Community Park.

Public Relations
The LTVA retains the services of Weidinger Public Relations (WPR) for domestic and international media relations. The PR strategy is aimed at supporting the LTVA in reaching consumers through media channels, including top publications, broadcast, and social media.

WPR provided domestic and international media relations support in FY25. Efforts focused on securing national and regional coverage to reinforce Tahoe’s positioning as a year-round destination, emphasizing sustainability and unique visitor experiences.

Results:
● Circulation, viewership, listenership: 1.1 billion
● Publicity value: $8M (95:1 editorial value)
● 300+ articles, with placement in 19% of top 150 targeted outlets (MSN, Yahoo, Forbes, Newsweek, USA Today, Lonely Planet, Today.com, Outside, AFAR, San Francisco Chronicle, Sacramento Bee, among others)
● 8 hosted digital influencers/creators, generating 59 content pieces, 2.99M audience reach, 630,000 video views, 27,000 engagements
American Century Championship (ACC)
The 2025 American Century Championship generated significant national media exposure through television, digital, radio, and print channels. Coverage included NBC’s TODAY Show, CNBC, NBC Sports Bay Area, local NBC affiliates, the Dan Patrick Show, Barstool’s Pardon My Take podcast, and multiple articles in The Athletic/New York Times.

Results:
● Total audience/impressions: 17+ billion
● Total stories: 4,276 (online, radio, and broadcast)
● Publicity value: $205M
Social Media:
● Facebook: 14,600 thousand followers (+6%), 1M impressions (+33%) ● Instagram: 5,200 followers (+21%), 5.8M impressions (+29%), 4,600 stories (125 thousand views/story, +19%), reels reach 903,000 (+48%)
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Operation Sierra Storm
The 28th annual Operation Sierra Storm meteorology conference brought 28 national broadcast meteorologists from key markets to South Lake Tahoe. Programming included presentations, field reporting, and winter recreation experiences. Coverage resulted in 230+ clips across broadcast, online, and social channels, with a combined audience of 1.7M.

International Media
LTVA and WPR worked with international representatives to host media and participate in coordinated sales and media missions. Activities included:
● Attendance at Visit California’s reverse Canada Sales/Media Mission (San Diego) and Pan Europe Mission (Frankfurt, London, Paris)
● Hosting ski journalists from Australia, New Zealand, and Canada in partnership with Travel Nevada
● Coordinating visits for journalists from Australia, New Zealand, the UK, and South Korea with Visit California
Articles from these activations are scheduled for release in fall/winter 2025–26. International social coverage is also anticipated, including video and image assets generated during the South Korea summer media tour.

Visitor Information Services
Explore Tahoe – An Urban Trailhead
The LTVA operates the Explore Tahoe Visitor Center, strategically located in the heart of the Heavenly Village. Open daily throughout the year, the center is staffed by a dedicated team of Visitor Information Specialists - all longtime Tahoe residents who bring deep local expertise to the guest experience.

In FY25, the Explore Tahoe Visitor Center served more than 36,600 in-person visitors, a notable increase from 32,000 the previous year. Staff provided curated visitor resources, local insights, referrals, and customized daily itineraries. Additionally, over 1,400 phone inquiries were addressed, offering assistance with travel planning, lodging, weather and road conditions, transportation logistics, and other visitor needs.

Sierra Nevada Alliance Student Ambassador Program – Summer 2024 The LTVA continued its partnership with the Sierra Nevada Alliance, the U.S Forest Service Lake Tahoe Basin Management Unit, the Tahoe Fund, and other regional entities to fund Student Ambassadors. The program provides paid summer employment to local high school and early college-age students, stationing them at popular trailheads and beaches. The program goal is to address the impacts of increasing tourism and promote sustainable recreation in the Tahoe Basin through ambassadors promoting responsible behavior to both locals and visitors. By the end of the summer, the Ambassadors had logged over 2,500 hours. 355
Ambassadors were placed at the following south shore locations:
● Kiva Beach
● Tallac Historic Site
● Taylor Creek Visitor Center
Winter Trek (January - April 2025)
Winter Trek is a collaborative initiative led by the U.S. Forest Service in partnership with Heavenly Mountain Resort, the Great Basin Institute, and the Lake Tahoe Visitors Authority’s Explore Tahoe Visitor Center. The program offers fifth-grade students from the Tahoe Basin an immersive winter ecology experience accessed via the Heavenly gondola. The trek begins at Explore Tahoe, then to the gondola mid-station observation deck where students learn about the Lake Tahoe Watershed. At the top students enjoy an engaging snowshoe trek through the forest, exploring topics such as animal adaptations, tree identification, and forest health. The experience concludes at Explore Tahoe, where students interact with the interpretive exhibits and deepen their understanding of the region’s unique environment.

Ski with a Ranger (January – March 2025)
Ski with a Ranger is a joint effort between the U.S. Forest Service, Heavenly Mountain Resort, and the Lake Tahoe Visitors Authority’s Explore Tahoe Visitor Center. Skiers and snowboarders have the unique opportunity to explore Heavenly Mountain Resort alongside a Forest Service Ranger.

These free, one-hour guided tours educate participants about the Lake Tahoe ecosystem and emphasize responsible recreation practices. Tours are led by Forest Service conservation education staff and trained volunteers.

Partner Resources & Communications
Simple View Partner Portal
LTVA has expanded Partner Portal access to include more tourism businesses, including lodging, restaurants, and attractions. The Partner Portal enables associates in sales and marketing to access incoming RFPs, and directly manage their contacts and business information, including special offers and events. There are currently 111 active contacts (41% YOY increase) with 1,384 logins (82% YOY increase). Partners can manage their South Shore Passport Special Offers and view “On Your Own” meal periods for Tahoe Blue Event Center conferences which are posted monthly.

SLTTID Quarterly Newsletter
The quarterly newsletters serve as ongoing communications to all SLTTID members, featuring local and industry updates, destination marketing initiatives, special events, and revenue collection news. With an average open rate of 52%, and a click-through rate of 7.11%, the engagement metrics demonstrate the value of regular communication, confirming that members find the content useful. The most frequently clicked links led directly to the SLTTID website and the Visit Lake Tahoe events calendar.
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Business-to-Business Website: LTVA.org
This website is a business-to-business/industry resource and information site. LTVA.org also allows constituents to access valuable reported data and trend reports. The top 5 most popular pages, besides the home page, were:
● American Century Celebrity Golf Future Dates
● Lake Link Transportation
● American Century Celebrity Golf Volunteer Application ● Media Resources
● Destination Update
South Shore Bulletin: Partner Monthly Newsletter
LTVA sends a monthly newsletter to local partners that includes sales recaps, marketing updates, announcements of new offerings and opportunities, industry insights, and earned media hits. The newsletter is sent to 590 recipients with a 57% open rate and 7% click-through rate.

Partnerships and Community Initiatives
Strategic Alliances: The LTVA leverages funds through partnerships that broaden the reach outside regional advertising efforts, enhance the visitor experience, and contribute to community goals. The LTVA works in collaboration with both state tourism offices – Visit California and Travel Nevada – and the national tourism office, Brand USA. These affiliations allow the LTVA to tap into the global representative offices and networks of these organizations.

South Shore Transportation Management Association (SSTMA): The LTVA contributes $50,000 annually to assist with funding the free, on-demand Lake Link Microtransit system that benefits both visitors and residents by reducing traffic congestion, improving mobility, and providing convenient access to businesses and recreation on the South Shore. During the American Century Championship, the LTVA financed two additional Lake Link vehicles for the five days of the tournament to better facilitate people getting to and from the event.

Regional Air Service Corporation: A regional public-private collaborative with a singular goal: to maintain and grow air service and to promote the Reno-Tahoe area as a viable, year-round, travel destination through marketing and additional air carrier incentives. With the collective financial contributions of all of the partners, the LTVA leverages its investment to approximately $800,000 annually.

Destination Stewardship Council (DSC): LTVA participates in the DSC, which works to turn shared community values into coordinated action. Staff involvement helped ensure that stewardship messaging remains welcoming and visitor-focused. 357
Awe and then Some Forum (May 2025): Over 100 attendees joined the LTVA for the half-day Awe and then Some Tourism Forum which covered topics including: travel, tourism, business, and marketing strategy. Speakers included Caroline Beteta, CEO & President of Visit California, and representatives from LTVA, Noble Studios, Blue Room Research, and the Tahoe Blue Event Center.

Sustainability
LTVA continued sustainability and stewardship initiatives in FY25 to encourage responsible recreation in the Tahoe Basin, and to maintain positive resident and visitor experiences.

Activities focused on education, waste reduction, and support for local organizations.

Blue Crew Clean Ups
Visit Lake Tahoe staff, in partnership with OVG360/Tahoe Blue Event Center staff, conduct three to four “Keep Tahoe Blue - Tahoe Blue Crew cleanups” each year. The cleanup zone covers the Tahoe Blue Event Center grounds, Bally’s parking lots, and the hillside above Bally’s upper lot. On average, the team collects more than 100 gallons of debris per cleanup.

Rules to Lake By Campaign
The Rules to Lake By campaign is designed to inspire visitors to help Protect the Awe of Lake Tahoe’s natural environment. Messaging emphasizes practical guidance that may not be intuitive to those unfamiliar with mountain settings, such as proper food storage in bear country. The campaign expanded in FY25 to reach a broad audience, including the distribution of 20,000 coloring books, installation of a branded miniature golf hole, and a custom parasail chute.

Fill it Forward Water Bottles
In support of the City of South Lake Tahoe’s single-use plastic water bottle ban, and in partnership with Drink Tahoe Tap, LTVA distributed 35,000 refillable water bottles across FY24 and FY25. The program was completed in FY25, with $10,000 in proceeds directed to TAMBA, Sugar Pine Foundation, Clean Up The Lake, and the Tahoe Rim Trail Association.

FY25 VISIT LAKE TAHOE AWARDS
● 2024 Fill it Forward Changemaker Award for Sustainability ● 2025 eTourism eTSY Award for Best Data-Driven Marketing Strategy 358
Glossary of Terms
ADR (Average Daily Rate) A standard hotel industry metric showing the average rental income per paid room in a given time period.

CTR (Click Through Rate) The percentage of people who click on an online advertisement after seeing it.

CPC (Cost Per Click) The average amount paid each time a user clicks on an online advertisement.

Conversion Rate The percentage of website visitors who complete a desired action, such as booking a room or signing up for a newsletter.

DMA (Designated Market Area) A geographic region used by Nielsen and advertisers to define television and media markets.

Earned Media Value (EMV) An estimate of the value of unpaid publicity gained through press coverage or influencer content, compared to what it would have cost to purchase equivalent advertising.

FAM Tour (Familiarization Tour) A hosted trip designed to acquaint travel agents, tour operators, or media with a destination.

Native Advertising Advertising designed to look like editorial or organic content, blending into the platform where it appears.

Organic (Marketing Context) Traffic or results that come naturally through unpaid channels, such as search engine results or social media posts, rather than through paid advertising.

OTT / CTV / Streaming Advertising delivered through streaming services, such as Hulu or Roku, rather than traditional broadcast or cable television.

PMAX (Performance Max) A type of Google Ads campaign that uses automation to place ads across multiple Google platforms.

SERP (Search Engine Results Page) The page displayed by a search engine in response to a user’s query. It includes both paid advertisements and organic (unpaid) listings.

Target Audience A specific group of people identified as the intended recipients of marketing efforts, defined by shared characteristics such as demographics, interests, or behaviors. 359
III. Budget Summary
FISCAL YEAR 2026 SERVICE PLAN BUDGET SUMMARY
The summary of the FY2026 service plan budget for the South Lake Tahoe Tourism Improvement District is provided on the following pages (Attachment A). The fiscal year for the SLTTID is October 1 through September 30. Based upon previous years’ performance and trending occupancy, the total improvement and service plan budget for 2026 is projected at $3,145,345 which is a 0% increase over budget for FY2025. Lodging businesses will contribute the entire amount through annual assessments. Budgeted expenditures will be made in the following areas:
● Marketing and Promotions
The budget for the Marketing and Promotions program is estimated at $1,994,150 which represents 63.4% of the total District budget. Marketing and promotions will include media advertising and promotional programs designed to attract visitors to visit and stay at the South Shore lodging establishments as well as promote the area as a lodging and conference destination.
● Communications and Public Relations
The budget for the Communications and Public Relations program is $125,814, which represents 4% of the total district budget.
● Special Events
The budget for Special Events is $408,895, which represents 13% of the total district budget. ● Visitor Information Services
The budget for Visitor Information Services is $157,267, which represents 5% of the total district budget.
● Administration/Operations
The budget for Administration/Operations, including office expenses, insurance, legal and accounting, is $283,081, which represents 9% of the total district budget. ● Administrative Fee to the City of South Lake Tahoe
The City of South Lake Tahoe charges an administrative fee to collect assessments and distribute the funds to the SLTTID Corporation. The budget for this administrative fee is 1% of the total annual assessment, or $31,453 in FY2026.
● Annual Service Plan – Contingency/TID Renewal (4.6%)
The budget also includes a portion for contingencies and renewal of the District. This amount equals 4.6% of the total district plan budget, or $144,686. 360

THE METHOD OF ASSESSMENT
No changes in assessments are proposed in the current assessment methodology. The decision was made for a 0% increase due to the closing of the Beach Retreat and Lodge at Tahoe, which made up 5% of previous collections, and the unknown impact of the reversal of Measure T on collections.

ATTACHMENTS

1. Fiscal Year 2026 SLTTID Budget with Breakdown by Expenditure Category 361
Oct-25 Nov-25 Dec-25 Jan-26 Feb-26 Mar-26 Apr-26 May-26 Jun-26 Jul-26 Aug-26 Sep-26 Total $ 185,015 $ 134,202 $ 206,171 $ 188,532 $ 267,446 $ 232,462 $ 97,922 $ 229,005 $ 240,350 $ 334,695 $ 265,430 $ 197,953 $ 2,579,183 82.0% SLTTID FY2026 Budget
Revenue Generated in TID Assessments
Hotel/Motel Assessment at $4.00 POR
VHR/Timeshare Assessment at $5.50 POR $ 40,613 $ 29,459 $ 45,257 $ 41,385 $ 58,708 $ 51,028 $ 21,495 $ 50,269 $ 52,760 $ 73,470 $ 58,265 $ 43,453 $ 566,162 18.0% Total Revenues $ 225,628 $ 163,661 $ 251,428 $ 229,917 $ 326,153 $ 283,490 $ 119,418 $ 279,274 $ 293,110 $ 408,164 $ 323,695 $ 241,406 $ 3,145,345 Expenditures
Marketing Programs: Advertising, Fam Trips, Marketing Programs $ 143,049 $ 103,761 $ 159,405 $ 145,768 $ 206,781 $ 179,733 $ 75,711 $ 177,060 $ 185,832 $ 258,776 $ 205,223 $ 153,051 $ 1,994,150 63.4% Communications and Public Relations $ 9,025 $ 6,546 $ 10,057 $ 9,197 $ 13,046 $ 11,340 $ 4,777 $ 11,171 $ 11,724 $ 16,327 $ 12,948 $ 9,656 $ 125,814 4.0% Special Events Funding $ 29,332 $ 21,276 $ 32,686 $ 29,889 $ 42,400 $ 36,854 $ 15,524 $ 36,306 $ 38,104 $ 53,061 $ 42,080 $ 31,383 $ 408,895 13.0% Visitor Information Services $ 11,281 $ 8,183 $ 12,571 $ 11,496 $ 16,308 $ 14,175 $ 5,971 $ 13,964 $ 14,656 $ 20,408 $ 16,185 $ 12,070 $ 157,267 5.0% Administrative/Operations: Payroll, Benefits Operation Costs $ 20,307 $ 14,730 $ 22,629 $ 20,693 $ 29,354 $ 25,514 $ 10,748 $ 25,135 $ 26,380 $ 36,735 $ 29,133 $ 21,727 $ 283,081 9.0% Administrative Fee to City of South Lake Tahoe (1%) $ 2,256 $ 1,637 $ 2,514 $ 2,299 $ 3,262 $ 2,835 $ 1,194 $ 2,793 $ 2,931 $ 4,082 $ 3,237 $ 2,414 $ 31,453 1.0% Contingency/TID Renewal Costs $ 10,379 $ 7,528 $ 11,566 $ 10,576 $ 15,003 $ 13,041 $ 5,493 $ 12,847 $ 13,483 $ 18,776 $ 14,890 $ 11,105 $ 144,686 4.6% * Total Programs and Expenses $ 225,628 $ 163,661 $ 251,428 $ 229,917 $ 326,153 $ 283,490 $ 119,418 $ 279,274 $ 293,110 $ 408,164 $ 323,695 $ 241,406 $ 3,145,345 Transferred from SLT $0.00
362
Attachment 2
363

SOUTH LAKE TAHOE TOURISM DISTRICT
Financial Statements
For the Twelve Months Ended October 31, 2024
And
The Nine Months Ended July 31, 2025
364
Drew Aguilar, CPA 1663 HWY 395 #201
MINDEN, NV 89423
PHONE: (775) 782-7874
FAX: 782-8374 |
WWW.CARSONVALLEYACCOUNTING.COM
To the Board of Directors
South Lake Tahoe Tourism District
515 Emerald Bay Rd
South Lake Tahoe, CA 96150
Management is responsible for the accompanying financial statements of the South Lake Tahoe Tourism District (a nonprofit organization), which comprise the statement of financial position – tax basis as of July 31, 2025, and the related statements of activities – tax basis for both the nine months ended July 31, 2025 and the twelve months ended October 31, 2024, and cash flows for the nine months ended July 31, 2025 in accordance with the tax basis of accounting, and for determining that the tax basis of accounting is an acceptable financial reporting framework. We have performed a compilation engagement in accordance with Statements on Standards for Accounting and Review Services promulgated by the Accounting and Review Services Committee of the AICPA. We did not audit or review the financial statements nor were we required to perform any procedures to verify the accuracy or completeness of the information provided by management. Accordingly, we do not express such an opinion, a conclusion, nor provide any form of assurance on these financial statements.

The financial statements are prepared in accordance with the tax basis of accounting, which is a basis of accounting other than accounting principles generally accepted in the United States of America.

Management has elected to omit substantially all of the disclosures ordinarily included in financial statements prepared in accordance with the tax basis of accounting. If the omitted disclosures were included in the financial statements, they might influence the user’s conclusions about the Organization’s assets, liabilities, equity, revenues and expenses. Accordingly, the financial statements are not designed for those who are not informed about such matters.

Carson Valley Accounting
Minden, Nevada
January 13, 2026
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South Lake Tahoe Tourism District
Statement of Financial Position
July 31, 2025

CURRENT ASSETS
Cash and Equivalents
Checking 99,927$
Due from City 1
Prepayment to LTVA -
TOTAL CURRENT ASSETS 99,928
99,928$

CURRENT LIABILITIES
Accounts Payable -$
Due to LTVA -

TOTAL CURRENT LIABILITIES -
TOTAL LIABILITIES -$

FUND BALANCE
Fund Balance 99,928$
99,928$

LIABILITIES AND FUND BALANCE
ASSETS

TOTAL ASSETS

TOTAL LIABILITIES AND FUND BALANCE
See independent accountant's compilation report -2- 366 South Lake Tahoe Tourism District
Statements of Activities
For the 12 Months Ended October 31, 2025
and 9 Months Ended July 31, 2025
12 Months Ended
October 31, 2024
9 Months Ended
July 31, 2025
SALES
TID REVENUE $ 3,149,443 $ 2,177,587
BANK INTEREST INCOME 17 19
TOTAL SALES 3,149,460 2,177,606
GROSS PROFIT 3,149,460 2,177,606

OPERATING EXPENSES
1,550 -
608 721
31,494 21,776
928 -
284 107
44,229 15,895
724 724
2,962,051 2,048,020
- 23
- 194
- 196
25,000 -
90,637 99,327

ACCOUNTING FEES

ADMINISTRATIVE COSTS

ADMIN FEE TO CITY OF SOUTH LAKE TAHOE

ADVERTISING/MEETING ANNOUNCEMENTS

BANK CHARGES

CREDIT CARD PROCESSING FEES
- REIMBURSE TO CITY OF SLT

INSURANCE - DIRECTORS & OFFICERS

LTVA MARKETING FUND

LICENSE, TAXES, AND FEES

OFFICE EXPENSE

POSTAGE

MICROTRANSIT SERVICE FUNDING

SPECIAL EVENTS
WEBSITE & NEWSLETTER - 204
TOTAL OPERATING EXPENSES 3,157,505 2,187,187
OPERATING INCOME (LOSS) (8,045) (9,581)
NET INCOME (LOSS) BEFORE TAXES (8,045) (9,581)
NET INCOME (LOSS) $ (8,045) $ (9,581)
NET ASSETS AT BEGINNING OF YEAR 101,464 109,509
NET ASSETS AT END OF YEAR $ 109,509 $ 99,928
See independent accountant's compilation report -3- 367 South Lake Tahoe Tourism District
Statement of Cash Flows
For the 9 Months Ended July 31, 2025
Total

CASH FLOWS FROM OPERATING ACTIVITIES
Excess of Revenue Over Expenses $ (9,581)
(Increase) decrease in:

Prepayment to LTVA -
Increase (decrease) in:

Accounts payables (318,215)
Net Cash Provided by Operations $ (327,796)
NET INCREASE (DECREASE) IN CASH $ (327,796)
CASH, beginning of period 427,723
CASH, end of period $ 99,927
See independent accountant's compilation report -4- 368 Resolution 2019-059 August 6, 2019 Page 1 of 4
Resolution 2019-059
Adopted by the City of South Lake Tahoe
City Council
August 6, 2019
Declaring the Results of the Majority Protest Proceedings and Renewing the South Lake Tahoe Tourism Improvement District (SLTTID)

BACKGROUND
A. The Property and Business Improvement District Law of 1994, California Streets and highways Code Section 36600, et seq., (the “Law”) authorizes cities to establish and renew business improvement areas for the purpose of promoting tourism.

B. The City Council of the City of South Lake Tahoe ( the “City Council”) established the South Lake Tahoe Tourism Improvement District (“ SLTTID”) in 2006 and levied an annual assessment based upon a flat rate of $2.00 per paid occupied room per night on hotels and motels and $3.00 per paid occupied unit per night on timeshares, condos, triplexes, duplexes and homes under management contracts.

C. The term of the SLTTID was established on September 5, 2006, for a period of five years See Resolution 2006-52) pursuant to the Law.

D. The renewal term of the SLTTID was established on December 8, 2009 for a period of ten years pursuant to the Law.

E. The SLTTID will be in effect for ten (10) years from December 18, 2019, conditional upon the Lake Tahoe Visitors Authority ( LTVA) amending its bylaws within two years to add a City of South Lake Tahoe City Council representative to the LTVA Board. After ten years, or two years if the condition is not fulfilled, the petition and City Council hearing process must be repeated for the SLTTID to be renewed.

F. Lodging business owners paying more than fifty percent ( 50%) of the assessment within the SLTTID have submitted petitions to City Council in favor of renewing the SLTTID.

G. The City of South Lake Tahoe shall charge a 1% administrative fee to collect assessments and distribute the funds the SLTTID Corporation.

H. Included with the petitions was a Management District Plan summary that describes the proposed assessment to be levied on benefitted lodging businesses which shall be used to fund marketing and promotions to increase tourism and market the South Shore of Lake Tahoe as a unique, world- class year-round resort destination.

I. The lodging businesses within the SLTTID shall benefit from the activities and improvements set forth in the Management District Plan.

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J. On June 18, 2019, the City Council adopted a Resolution of Intention No. 2019-043, which provided that a public meeting on the renewal of the SLTTID shall be held on July 16, 2019 at 5:30 p.m. and a public hearing shall be held on August 6, 2019 at 9:00 am at the City Council of the City of South Lake Tahoe meeting held at the City Council Chambers, 1901 Airport Road, South Lake Tahoe, California.

K. The public hearing to consider the formation of the SLTTID has been properly noticed in accordance with Streets and Highways Code 36623.

L. At 5:30 p.m. on July 16, 2019, in the City Council Chambers, 1901 Airport Road, South Lake Tahoe, California, the City Council held a public meeting regarding the renewal of the SLTTID, and the City Council heard and received objects and protests, if any, to the renewal of the SLTTID and the levy of the proposed assessment.

M. At 9:00 a.m. on August 6, 2019, in the City Council Chambers, 1901 Airport Road, South Lake Tahoe, California, the City Council held a public hearing regarding the renewal of the SLTTID, and the City council heard and received all objections and protests to the renewal of the SLTTID and the levy of the proposed increased assessment.

N. The City Council received all objections and protests regarding the renewal of the SLTTID and the levy of the proposed increased assessment and have determined that the there was no majority protest. A majority protest is defined as written protests received from owners of businesses in the renewed SLTTID which would pay fifty percent ( 50%) or more of the assessments proposed to be levied. Protests are weighted based on the assessment proposed to be levied on each lodging business.

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

1. The recitals set forth herein are adopted by the City Council as finding and are true and correct.

2. The City council finds that the majority protests do not constitute more than fifty (50) percent of the total assessment revenue to be raised and therefore a majority protest does not exist to the renewal of the SLTTID.

3. Conditional upon the LTVA amending its bylaws on or before December 17, 2021, to add a City of South Lake Tahoe City Council representative to the LTVA Board, SLTTID is renewed for a ten (10) year term that shall commence on December 18, 2019 and shall expire on December 17, 2029. If LTVA does not amend its bylaws by December 17, 2021, to add a City of South Lake Tahoe City Council representative to the LTVA Board, then the SLTTID shall expire after a two (2) year term that shall commence on December 18, 2019, and shall expire on December 17, 2021.

4. The activities and improvements set forth in the recitals shall be funded by the levy of an assessment on lodging businesses within the SLTTID, as described in the Management District Plan that is on file with the City Clerk.

5. The City Council finds as follows:

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a) The activities funded by the assessment will provide a specific benefit to assessed businesses within the SLTTID that is not provided to those not paying the assessment. b) The assessment is a charge imposed for a specific benefit conferred or privilege granted directly to the payor that is not provided to those not charged, and which does not exceed the reasonable costs to the local government of conferring the benefit or granting the privilege.
c) The assessment is a charge imposed for a specific government service or product provided directly to the payor that is not provided to those not charged, and which does not exceed the reasonable costs to the local government of providing the service or product.
d) Assessments imposed pursuant to the SLTTID are levied solely upon the assessed business, and the business owner is solely responsible for payment of the assessment when due. If the owner chooses to collect any portion of the assessment from a transient, that portion shall be specifically called out and identified for the transient in any and all communications from the business owner as the “SLTTID Assessment” or Tourism Assessment” as specified in the Management District Plan.

6. Assessments levied on lodging businesses pursuant to this resolution shall be levied on the basis of benefit. Because the services provided are intended to increase room rentals, an assessment based on room rentals is the best measure of benefit.

7. The annual assessment rates are $3.00 per paid occupied room per night on hotels and motels and $4.50 per paid occupied unit per night on all of the following under management contracts: timeshares, condos, triplexes, duplexes, park model cabins, RVs, and homes.

Based on the benefit received, assessments will not be collected on stays of more than thirty (30) consecutive days. The assessment rate will automatically increase in year two 2020-21) by one dollar ($ 1.00) on both assessment rates. The new rates in 2020-21 will be

4.00 per paid occupied room per night on hotels and motels and $5.50 per paid occupied unit per night on all of the following under management contracts: timeshares, condos, triplexes, duplexes, park model cabins, RVs, and homes. Starting in the fifth year (2023- 24), the assessment rate for hotels and motels and all of the following under management contracts: timeshares, condos, triplexes, duplexes, park model cabins, RVs, and homes, may be increased by one additional dollar ($ 1.00) during the remaining term of the SLTTID.

8. Lodging businesses within the boundaries of the SLTTID that begin operation after the renewal of the SLTTID shall be subject to the assessment. The City of South Lake Tahoe shall be responsible for collecting the assessments from lodging businesses subject to the assessment.

9. The assessments for the entire SLTTID will total approximately $ 2,705,000 in year one (1).

10. The assessments shall be used for the purposes set forth in the above recitals and as outlined in the Management District Plan dated March 26, 2019. Any funds remaining at the end of any year may be used in subsequent years in which SLTTID assessments are levied if they are used consistent with the requirements set forth herein.

11. The revenue from the assessment levy shall not be used: to provide activities that directly benefit businesses outside the SLTTID; to provide activities or improvements outside the SLTTID; or for any purpose other than the purposes specified in this Resolution, the Resolution of Intention, and the Management District Plan. Notwithstanding the foregoing, DocuSign Envelope ID: C2D8392F-6782-4D75-BAA4-EBE69D34201E 371
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improvements and activities that must be provided outside the SLTTID boundaries to create a specific benefit to the assessed businesses may be provided, but shall be limited to marketing or signage pointing to the SLTTID.

12. The assessments to fund the activities and improvements for the SLTTID shall be collected in accordance with Streets and Highways Code 36631 and the Management District Plan.

All delinquent payments for assessments levied herein shall be charged interest and penalties in accordance with the Management District Plan.

13. The City Council, through adoption of this Resolution and the Management District Plan, has the right pursuant to Streets and Highways Code § 36651, to identify the body that shall implement the proposed program, which shall be the Owners’ Association of the SLTTID as defined in Streets and Highways Code § 36612. The City Council has determined that the South Lake Tahoe Tourism District Corporation ( SLTTDC) shall be the SLTTID Owners’ Association.

14. The SLTTDC shall, pursuant to Streets and Highways Code 36650, prepare an annual report for each fiscal year.

15. No bonds shall be issued to fund the SLTTID.

16. The exterior boundaries of the SLTTID shall be the city limits of the City of South Lake Tahoe as depicted on the map shown in the SLTTID Plan – Section IV.

17. Businesses within the District are subject to any amendments to the California Streets and Highways Code, Division 18, Part 7 (commencing with Section 36600)

18. The City Manager, or his designed, is directed to take all necessary actions to complete the establishment of the SLTTID and to levy the assessments.

19. The City Clerk is directed to record in the El Dorado County Recorder’ s Office a notice and assessment diagram, as required by Streets and Highways Code 36627. The text of the recorded notice shall state that the assessment is levied only against lodging businesses within the area of the SLTTID.

20. The resolution shall take effect immediately upon its adoption by the City Council and the collection of the increased assessments commencing on December 18, 2019.

Adopted by the City of South Lake Tahoe City Council on August 6, 2019 by the following vote:

Yes: Bass, Collin, Middlebrook and Wallace

Absent: Laine
Date:____________
Jason Collin, Mayor Pro Tem
Attest:

Susan Blankenship, City Clerk
The presence of electronic signature certifies that the foregoing is a true and correct copy as approved by the South Lake Tahoe City Council.

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City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: February 10,
2026
Agenda Item #:14
Agenda Item: Tahoe Valley Area Plan Amendment Kick-off Presentation Executive Summary: Staff is proposing to amend the Tahoe Valley Area Plan to include the South “Y†Industrial Tact Community Plan as a noncontiguous portion of the Area Plan. The City has experienced a shift in commercial trends since the South “Y†Industrial Tract's most recent amendment in 2008 and updating the policies within this area will align with the City Council's Strategic Plan Priority 4 to Grow and Diversify the Economy.

Requested Action / Suggested Motions: Receive and File.

Responsible Staff Member: Gretchen Schooleman, Assistant Planner Reviewed and Approved By: Zach Thomas, Director of Development Services Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance, Heather Stroud, City Attorney Attachments:
01-Staff Report - Tahoe Valley Area Plan
02-Proposed Tahoe Valley Area Plan Boundary.pdf
03-Tahoe Valley Area Plan Amendment Timeline.pdf
04-TVAP Amendment Project Description.docx
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City Council Agenda Report February 10, 2026 Page 1 of 3 City of South Lake Tahoe
Report to City Council
Meeting Date: February 10, 2026
Title: Tahoe Valley Area Plan Amendment Kick-off Presentation Location: Tahoe Valley Area Plan and South “Y” Industrial Tract Community Plan (see Attachment 02, Proposed Tahoe Valley Area Plan Boundary)
Responsible Staff Member: Gretchen Schooleman, Assistant Planner Background:

The South “Y” Industrial Tract Community Plan (Community Plan) was first adopted in March of 2003 and most recently amended in May of 2008. The Community Plan generally includes all properties south of D Street, between Industrial Avenue and Lake Tahoe Boulevard, including all properties accessed from Shop Street and Industrial Avenue. The Community Plan was established to encourage industrial-type commercial uses and public services to relocate to the South “Y” Industrial Tract. Today, the City has experienced a shift in commercial trends and the incentives set forth in the Community Plan have not been utilized as envisioned.

The City Council's Strategic Plan Priority 4, Grow and Diversify the Economy, is measured by reducing the number of vacant/underutilized storefronts and properties. To support this priority, staff initiated an amendment to the Community Plan to encourage appropriate commercial growth and to reduce barriers to development in the South “Y” Industrial Tact.

City Staff sent a letter of intent to initiate amending the Community Plan to the Tahoe Regional Planning Agency (TRPA) in October of 2025. TRPA strongly suggested the City consider amending the Tahoe Valley Area Plan (TVAP) to include the South “Y” Industrial Tract. Staff is proceeding with amending the TVAP to include the South “Y” Industrial Tract as a noncontiguous portion of the Area Plan. Including the South “Y” Industrial Tract as part of the TVAP will allow for simplified regulations and increased redevelopment and property investment incentives. The existing districts of the TVAP will remain, though general cleanup to policies and development standards will be considered.

Issue and Discussion:

The timeline for the amendments and planning priorities are presented in this report. Adoption of the amended TVAP by City Council is estimated to occur in August, 2026 and by TRPA in the following months. A complete timeline is included as Attachment 03 and may be modified.

Staff is currently identifying stakeholders and community groups, with an emphasis on the South “Y” Industrial Tract. Tribal leaders are included as stakeholders and the City will consult tribes throughout the amendment process pursuant to AB52. Upon amendment kick-off, Staff will develop an inclusive community engagement plan, including preparation for an initial public meeting, public 374
City Council Agenda Report February 10, 2026 Page 2 of 3 outreach incentives, website engagement, and facilitation of public meetings. The majority of outreach will be conducted in February, March, and June of 2026.

Priorities for the TVAP amendment include updating the permissible uses matrix to expand the permissible uses for the South “Y” Industrial Tract. Furthermore, staff will explore removing or modifying the existing qualifying criteria for the man-modified mitigation offset incentive, allowing any permissible use to qualify for the restoration credits available within the South “Y” Industrial Tract. Policies, goals, and strategies for the South “Y” Industrial Tract will be revised to further promote sustainable business growth, reduce environmental impacts, and reflect community input.

Maps and graphics will be updated accordingly. Through this process, staff and stakeholders may consider slight changes to existing TVAP policies and development standards that are unclear or have presented unintended barriers to development
The project description contained in Attachment 04 includes a summary of the current policies within the South “Y” Industrial Tract Community Plan to give a greater context for the proposed amendments. This document also highlights the vision for the South “Y” Industrial Tract and preliminary considerations for policy updates within the TVAP.

Based on stakeholder and community input, staff will coordinate with other City departments regarding plan development and implementation and other external agencies such as the TRPA, California Tahoe Conservancy, and Lahontan Regional Water Control and begin drafting amendments to include the South “Y” Industrial Tract within the TVAP and general cleanup. These amendments will be brought to the Planning Commission and City Council at a later date for direction and public input.

Given City Council’s direction to explore the feasibility of a residential area plan, Council may consider the future of the Airport Plan Area Statement (PAS 116). Following adoption of the MidTown Area Plan and TVAP amendments as discussed herein, PAS 116 would become the City’s only commercial/public service zone not under an area plan. Council may choose to (1) incorporate PAS 116 into the TVAP, (2) incorporate PAS 116 into the residential area plan should it be found feasible to pursue, or (3) take no action regarding PAS 116. Incorporating PAS 116 in TVAP would be considered a cleanup action, as staff have not identified any necessary changes.

Financial Implications:

There are no financial implications associated with City Council receiving this report.

Environmental Considerations:

Reporting the status of a planning process has no possibility of causing a direct physical change or a reasonably foreseeable indirect physical change to the environment. This activity is not a project as defined in CEQA Guidelines Section 15378 and is not subject to CEQA pursuant to CEQA Guidelines Section 15060(c)(3).

An Initial Environmental Checklist (IEC) will be prepared for evaluation of the Area Plan amendment pursuant to TRPA Code of Ordinances and Rules of Procedures. An addendum to the CEQA initial study prepared for the 2024 TVAP amendments is proposed to begin initiation in spring of 2026, and may be subject to change.
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City Council Agenda Report February 10, 2026 Page 3 of 3 Policy Implications:

Amending the TVAP to include the South “Y” Industrial Tract is consistent with the following General Plan policies:

Policy LU-2.2 Community Plan Preparation, Adoption, and Implementation: The City shall periodically update and implement the four Community Plans as a way to focus development commodities and revitalization efforts.

Policy LU-2.6 South “Y” Industrial Tract Community Plan Area: The City Shall protect and enhance the South “Y” Industrial Tract Community Plan area as South Lake Tahoe’s primary Industrial District and identify possible future sites suitable for high-end and appropriately sized energy efficient technology companies.

Policy LU-2.7 Tahoe Valley Community Plan Area: The City shall transform the Tahoe Valley Community Plan area into an attractive gateway commercial district that serves both residents and visitors.

Policy LU-2.8 Community Plan Incentives: The City shall provide permit streamlining, commodity increases, coverage increases, and other similar incentives to encourage implementation of General Plan goals and policies.

Policy LU-5.3 Commercial Center Enhancement: The City shall encourage the upgrade and/or expansion of existing commercial centers, including improvements to parking and landscaping areas; redesigns to accommodate bicycle, pedestrians, and transit facilities; and remodeling to include "green" technology and improve energy efficiency.

Policy LU-11.2 Equal Public Participation: The City shall ensure that all community residents have meaningful opportunities to participate in the decision-making process. 376
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
Attachment 04
Proposed Tahoe Valley Area Plan Boundary
Current South “Y” Industrial Tract
Community Plan to be incorporated
into the Tahoe Valley Area Plan
0 0.075 0.15 0.3
Miles N 377
Tahoe Valley AP/ South Y Industrial Tract CP Amendment Timeline Timeframe Priority Month
November 2025 Background- Develop project description and timeline, issue letter of intent to TRPA. 0
December 2025 –
January 2026
Research- Review and research the history of to South Y Industrial Tract Community Plans to create a foundation for future amendments.

Establish Stakeholders- Identify stakeholder groups, develop outreach materials and strategies with a focus on the South Y Industrial Tract.
1-2
February 2026
City Council Meeting, February 10th- Inform City Council and the public that the Tahoe Valley Area Plan (TVAP) is proposing to be amended to incorporate the South Y Industrial Tract and share the proposed timeline.

Outreach and Community Engagement- Conduct outreach
through public meetings and stakeholder meetings with an emphasis on the South Y Industrial Tract. Conduct outreach at community events, virtual platforms, Public Works Building, etc. 3 March 2026
Presentation to Planning Commission- Informative presentation on the general amendments to the TVAP, including the purpose of the changes and the anticipated review and adoption process.

Presentation to TRPA Regional Plan Committee- Informational presentation on the general amendments to the TVAP, with the goal of receiving feedback on the direction/ scope of the revisions.

Internal/ External Coordination- Consult with other City departments regarding plan development and implementation and other external agencies such as the TRPA and CTC.

Tribal Consultation- In addition to being included in stakeholder outreach, the City will consult with tribes pursuant to AB 52.

Outline Document- Begin drafting background information on the South Y Industrial Tract and outlining amendments to the TVAP. 4 April- May 2026
Draft Amendments- Begin drafting amendments to include the South Y Industrial Tract within the TVAP. This includes updates to development standards, permissible use tables, density tables, implementation strategies based on input and Council direction.

CEQA- Prepare CEQA addendum documents.
5-6
June - July 2026
Update the Public- Revisit Planning Commission and City Council with drafted amendments for direction and public input.

Finalize Documents- Conduct final edits and clean-up the TVAP amendments and CEQA documents.
7-8
August 2026 Planning Commission Recommendation and City Council Adoption- Exact meeting dates TBD 9
August –
September 2026 TRPA Adoption- Exact meeting dates TBD 9-10 378
Attachment 04
2026 TAHOE VALLEY AREA PLAN AMENDMENTS,

PROJECT DESCRIPTION
The City of South Lake Tahoe intends to amend the Tahoe Valley Area Plan (TVAP) to incorporate the South “Y” Industrial Tract Community Plan (Community Plan). The proposed amendments will focus on the South “Y” Industrial Tact, which will ultimately be incorporated as a noncontiguous area of the TVAP, replacing the existing standalone Community Plan. The amendments will include general cleanup and minor updates to the TVAP, most recently amended in 2024. The purpose of the amendments is to implement general improvements and address the need for equitable access for commercial entities that align with City goals in appropriate areas.

VISION
The goal of the TVAP amendments is to encourage the growth and diversification of development that enhances the experiences, services, and economic vitality for the South Lake Tahoe community. The South “Y” Industrial Tract is the largest area in the City dedicated to industrial and public service uses and has historically been limited to these uses due to zoning regulations. The envisioned South “Y” Industrial Tract will continue to support existing and planned infrastructure while allowing for a broader mix of compatible commercial uses, including amusement and recreation-oriented activities, as well as the potential for employee housing. These uses are intended to complement the South “Y” Industrial Tract’s character, support local employment needs, and improve amenities for residents and visitors while remaining consistent with community goals.

SOUTH “Y” INDUSTRIAL TRACT COMMUNITY PLAN
Summarized below are the current guiding principles of the South “Y” Industrial Tract Community Plan, most recently amended in 2008. Please refer to the complete Community Plan for specific policies, strategies, and goals.

Background and Location
 The South “Y” Industrial Tract is located about one mile southwest of the South Tahoe “Y,” east of Lake Tahoe Boulevard, including properties south of D Street and accessed from Shop Street and Industrial Avenue.
 Historically designated as the south shore’s industrial zone, the tract was fully graded in the late 1950s and early 1960s, and remains relatively flat within the upper Tahoe Valley drainage basin.
379