Agenda packet — South Lake Tahoe City Council, August 11, 2026 (part 2 of 7)

2. Term/Time of Performance. The services by consultant are to commence upon the execution of the Agreement and continue until January 31st, 2026. 3. Compensation. Compensation to be paid to Consultant shall be in accordance with the Schedule set forth in Exhibit B which is attached hereto and incorporated herein by reference. In no event shall Consultant’s compensation, including travel and out-ofpocket expenses, exceed $9,950.00 without additional written authorization from City.

Payment by City under this Agreement shall not be deemed a waiver of defects, even if such defects were known to City at the time of payment. Payment is contingent upon 377
compliance with all terms and conditions of this Agreement, as set forth herein.

Consultant shall obtain prior written authorization from the City Project Manager for any costs more than budgeted amounts for each line item, task, or obligation under the Scope of Services.

4. Method of Payment. Consultant shall submit billings to City describing the work performed. Consultant’s bills shall include a brief description of the services performed, the date the services were performed, the number of hours spent and by whom, the applicable hourly rate, and a description of any reimbursable expenditures. City shall pay Consultant no later than 30 days after approval of the monthly invoice by City staff.

5. Extra Work. At any time during the term of this Agreement, City may request that Consultant perform extra work. As used herein, “Extra Work” means any work which is determined by City to be necessary for the proper completion of the Project, but which the parties did not reasonably anticipate would be necessary at the execution of this Agreement. Consultant shall not perform, nor be compensated for, extra work without prior written authorization from City.

6. Termination. This Agreement may be terminated by City or Consultant immediately for cause or without cause upon thirty days (30) days written notice of termination. Upon termination, Consultant shall be entitled to compensation for services performed up to the effective date of termination, and City shall be entitled to all work performed to that date. Termination, revocation, or expiration of this Agreement shall not release either party from liability resulting from an event which occurred prior to such termination, revocation, or expiration.

7. Ownership of Documents. All plans, studies, documents, and other writings, including working notes and internal documents, prepared by and for Consultant, its officers, employees and agents and subcontractors in the course of implementing this Agreement, shall become the property of City upon payment to Consultant for such work, and City shall have the sole right to use such materials in its discretion without further compensation to Consultant or to any other party. Consultant shall, at Consultant’s expense, provide such reports, plans, studies, documents, and other writings to City upon written request. All documents prepared by Consultant are confidential and shall be maintained to preserve their confidential nature. Release of any such documents to third parties shall only be made upon written consent of City.

8. Consultant’s Books and Records.
a. Consultant shall maintain any and all ledgers, books of account, invoices, vouchers, canceled checks, and other records or documents evidencing or relating to charges for services, or expenditures and disbursements charged to City for a minimum period of three (3) years, or for any longer period required by law, from the date of final payment to Consultant for services provided pursuant to this Agreement. b. Consultant shall maintain all documents and records which demonstrate performance under this Agreement for a minimum period of three (3) years, or for any longer period required by law, from records shall be available at Consultant’s address indicated for the date of termination or completion of this Agreement. 378
c. Any records or documents required to be maintained pursuant to this Agreement shall be made available for inspection or audit, at any time during regular business hours, upon written request by the City Manager, City Attorney, City Auditor, or a designated representative of these officers. Copies of such documents shall be provided to City for inspection at City offices when it is practical to do so. Otherwise, unless an alternative is mutually agreed upon, the receipt of notices in this Agreement. d. Where City has reason to believe that such records or documents may be lost or discarded due to dissolution, disbandment or termination of Consultant’s business, City may, by written request by any of the above-named officers, require that custody of the records be given to City and that the records and documents be maintained at City offices. Access to such records and documents shall be granted to any party authorized by Consultant, Consultant’s representatives, or Consultant’s successor-in-in-interest.

9. Independent Contractor. It is understood that Consultant, in the performance of the work and services agreed to be performed, shall act as and be an independent contractor and shall not act as an agent or employee of City. Consultant shall obtain no rights to retirement benefits or other benefits which accrue to City’s employees, and Consultant hereby expressly waives any claim it may have to any such rights. All employees, agents, contractors, or subcontractors hired or retained by Consultant are employees, agents, contractors, or subcontractors of Consultant and not of the City. City is not required to make any deductions or withholdings from the compensation payable to Consultant under the provisions of this Contract and is not required to issue W-2 Forms for income and employment tax purposes for any of Consultant’s assigned personnel.

Any third-party person employed by Consultant shall be entirely and exclusively under the direction, supervision, and control of Consultant. Consultant hereby indemnifies and holds City harmless from all claims that may be made against City based upon any contention by any third party that an employer-employee relationship exists by reason of this Contract.

10. Interest in Consultant. Consultant, (and principals, associates, and professional employees of consultant) covenants and represents that it does not now have any investment or interest in real property and shall not acquire any interest, direct or indirect, in the area covered by this Agreement or any other source of income, interest in real property or investment which would be affected in any manner or degree by the performance of Consultant’s services hereunder. Consultant further covenants and represents that in the performance of its duties hereunder no person having any such interest shall perform any services under this Agreement.

Consultant is not a designated employee within the meaning of the Political Reform Act because Consultant:
a. Will conduct research and arrive at conclusions with respect to his/her rendition of information, advice, recommendation, or counsel independent of the control and direction of City or of any City official, other than normal agreement monitoring; and, b. Possesses no authority with respect to any city decision beyond rendition of information, advice, recommendation, or counsel. [FPPC Reg. 18700(a) (2)]. 379

11. Professional Ability of Consultant. City has relied upon the professional training and ability of Consultant to perform the services hereunder as a material inducement to enter into this Agreement. Consultant shall therefore provide properly skilled professional and technical personnel to perform all services under this Agreement. All work performed by Consultant under this Agreement shall be in accordance with applicable legal requirements and shall meet the standard of quality ordinarily to be expected of competent professionals in Consultant’s field of expertise.

12. Compliance with Laws. Consultant shall comply with all applicable federal, state, regional and local laws, codes, ordinances, and regulations in carrying out his/her duties under this Agreement. Consultant shall observe and comply with all applicable laws, ordinances, regulations, and codes of federal, state, and local governments, and shall commit no trespass on any public or private property in performing any of the work authorized by this Agreement. The City, its officials, officers, elected officials, appointed officials, and employees shall not be liable at law or in equity as a result of any failure of Consultant to comply with this section. In the event it is determined that the Consultant is required to pay prevailing wages for the work performed under this Agreement, the Consultant shall pay all penalties and wages as required by law.

13. Licenses. Consultant represents and warrants to City that it has all licenses, permits, qualifications, insurance, and approvals of whatsoever nature which are legally required of Consultant to practice its profession. Consultant represents and warrants to City that Consultant shall, at its sole cost and expense, keep in effect or always obtain during the term of this Agreement, any licenses, permits, insurance and approvals which are legally required of Consultant to practice its profession. Consultant shall always maintain a City of South Lake Tahoe business license services is performed under this Agreement.

Consultant acknowledges that payments made pursuant to this Agreement may be withheld until this provision has been satisfied.

14. Indemnity. Consultant hereby agrees to and shall indemnify and hold harmless City, its elected and appointed boards, officers, agents, employees, and volunteers from and against any liability for any and all claims, demands, actions, losses, damages and injuries, direct or indirect (including any and all costs and expenses in connection therein), arising out of this Agreement or caused in any way by Consultant’s negligent performance of this Agreement or its breach of its obligations contained in this Agreement, except for any such claims arising out of the negligence or willful misconduct of the City. Consultant agrees to defend City from and against all losses, damages, claims costs and fees arising out Consultant’s negligent acts, errors, omissions, regarding this Agreement, the Consultant’s work under this Agreement, or the consultant’s Scope of Work.

City does not, and shall not, waive any rights against Consultant which it may have by reason of the aforesaid hold harmless agreement, because of the acceptance by City, or the deposit with City by Consultant, of any of the insurance policies hereinafter set forth.
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This hold harmless agreement by Consultant shall apply to all damages and claims for damages, or alleged to have been suffered, by reason of any of the aforesaid operation of Consultant or any subcontractor, regardless of whether such insurance policies shall have been determined to be applicable to any of such damages or claims for damages.

Consultant further waives all rights to any type of express or implied indemnity or right of contribution from the City for any liability, claims, demands, costs, charges, and expenses and causes of action of whatsoever arising out of or in any way connected with this Agreement, and consultant’s work under this Agreement.

ii. Commercial General Liability Coverage. Consultant shall maintain commercial general liability insurance no less broad than ISO form CG 00 01 in an amount not less than one million dollars ($1,000,000) per occurrence for bodily injury, personal injury, and property damage. Coverage must be made on the standard Occurrence form. ClaimsMade forms are not acceptable without prior written consent of City. City of South Lake Tahoe must be endorsed as an additional insured for liability arising out of ongoing operation by on behalf of Consultant. If a commercial general liability insurance form or other form with a general aggregate limit is used, either the general aggregate limit shall apply separately to the work to be performed under this Agreement or the general aggregate limit shall be at least twice the required occurrence limit. iii. Automobile Liability Coverage. Consultant shall maintain automobile liability insurance covering bodily injury and property damage for all activities of the Consultant arising out of or in connection with the work to be performed under this Agreement, including coverage for owned, hired, and non- owned vehicles, in an amount of not less than one million dollars ($1,000,000) combined single limit for each occurrence. iv. Professional Liability Coverage. Consultant shall maintain professional errors and omissions liability insurance for protection against claims alleging negligent acts, errors or omissions which may arise from Consultant or by its employees, or subcontractors. The 381
amount of this insurance shall not be less than one million dollars ($1,000,000) on a claimsmade annual aggregate basis, or a combined single-limit per occurrence basis. b. Endorsements. Each general liability and automobile liability insurance policy shall be with insurers possessing an AM Best’s rating of no less than A: VII and shall be endorsed with the following specific language:
i. City, its elected or appointed officers, officials, employees, agents, and volunteers are to be covered as additional insureds under Consultant’s General Liability and Automobile Liability policies with respect to liability arising out of this Agreement and/or work performed by or on behalf of the Consultant, including materials, parts or equipment furnished in connection with such work or operations. ii. This policy shall be considered primary insurance as respects City, its elected or appointed officers, officials, employees, agents, and volunteers. Any insurance maintained by City, including any self-insured retention City may have, shall be considered excess insurance only and shall not contribute with it. iii. This insurance shall act for each insured and additional insured as though a separate policy had been written for each, except with respect to the limits of liability of the insuring Consultant.
iv. The insurer waives all rights of subrogation against City except for Consultant’s Professional Liability and Employers’ Liability policies, its elected or appointed officers, officials, employees, or agents.
v. Any failure to comply with reporting provisions of the policies shall not affect coverage provided to City, its elected or appointed officers, officials, employees, agents, or volunteers.
vi. No policies of insurance carried by Consultant shall be suspended, voided, canceled, or changed in coverage or in limits except after thirty (30) days’ written notice to the City Attorney by Certified Mail.
c. Deductibles and Self-Insured Retentions. The Consultant shall be responsible for all deductibles in all of Consultant’s insurance policies. The amount of deductibles for insurance coverage required herein shall be reasonable and approved by the City Attorney.
d. Certificates of Insurance. Consultant shall provide certificates of insurance with original endorsements to City as evidence of the insurance coverage required herein. Consultant shall not commence work under this contract until all insurance required under this section has been approved by City as to form, amount, and carrier, nor shall Consultant allow any subcontractor to commence work on any subcontract until all similar insurance required and reasonably consistent limits of the subcontractor has been so obtained and approved. Certificates of insurance shall contain no exclusions unless negotiated with the City Attorney and approved, in writing, by the City Attorney.

16. Notices. Any notice required to be given under this Agreement shall be in writing and either served personally or sent prepaid, first-class mail. Any such notice shall be 382
addressed to the other party at the address set forth below. Notice shall be deemed communicated within 48 hours from the time of mailing if mailed as provided in this section.

If to City: City of South Lake Tahoe
1901 Lisa Maloff Way
South Lake Tahoe, CA 96150
Provide a copy to: City Attorney’s Office
1901 Lisa Maloff Way
South Lake Tahoe, CA 96150
If to Consultant: Sierra Con
1121 Ski Run Blvd
South Lake Tahoe, CA 96158

17. Assignment and Subcontracting. The parties recognize that a substantial inducement to City for entering into this Agreement is the professional reputation, experience, and competence of Consultant. Assignments of any or all rights, duties or obligations of the Consultant under this Agreement will be permitted only with the express consent of City.

Consultant shall not subcontract any portion of the work to be performed under this Agreement without the written authorization of City. If City consents to such subcontract, Consultant shall be fully responsible to City for all acts or omissions of the subcontractor.

Nothing in the Agreement shall create any contractual relationship between City and subcontractor nor shall it create any obligation on the part of City to pay or to see to the payment of any monies due to any such subcontractor other than as otherwise required by law.

18. Waiver. Waiver of a breach or default under this Agreement shall not constitute a continuing waiver of a subsequent breach of the same or any other provision under this Agreement.

19. Dispute Resolution. Any dispute concerning this Agreement will be first submitted to the City Manager or his designee for resolution. If no resolution is reached, such dispute shall be submitted to the City Council. The decision of the City Council shall be final and shall be appealable only to the El Dorado Superior Court pursuant to California Code of Civil Procedure §1094.5, and as provided by law.

20. Controlling Law Venue. This Agreement and all matters relating to it shall be governed by the laws of the State of California and any action brought relating to this Agreement shall be held exclusively in the Superior Courts in the County of El Dorado, South Lake Tahoe Division.

21. Prohibited Interests. Consultant maintains and warrants that it has not employed nor retained any Consultant or person, other than the independent contractors hired in accordance with Consultant’s standard business practice, to solicit or secure this Agreement. Further, Consultant warrants that it has not paid, nor has it agreed to pay any Consultant or person, other than a bona fide employee working solely for Consultant 383
or an independent contractor hired as discussed above, any fee, commission, percentage, brokerage fee, gift, or other consideration contingent upon or resulting from the award or making of this Agreement. For breach or violation of this warranty, City shall have the right to rescind this Agreement without liability. For the term of this Agreement, no member, officer, or employee of City, during the term of his or her service with City, shall have any direct interest in this Agreement, or obtain any present or anticipated material benefit arising therefrom.

22. Equal Opportunity Employment. Consultant represents that it is an equal opportunity employer, and it shall not discriminate against any subcontractor, employee, or applicant for employment because of race, religion, color, national origin, disability, ancestry, sex, or age. Such non-discrimination shall include, but not be limited to, all activities related to initial employment, upgrading, demotion, transfer, recruitment or recruitment advertising, layoff, or termination. Consultant shall also comply with all relevant provisions of City’s Minority Business Enterprise program, Affirmative Action Plan, or other related programs or guidelines currently in effect or hereinafter enacted.

23. Drug-Free Workplace Certification. By signing this Agreement, Consultant hereby certifies under penalty of perjury under the laws of the State of California that the Consultant will comply with the requirements of the Drug- Free Workplace Act of 1990 (Government Code Section 8350, et seq.) and will provide a drug-free workplace by taking the following actions:
a. Publish a statement notifying employees that unlawful manufacture, distribution dispensation, possession, or use of a controlled substance is prohibited and specifying actions to be taken against employees for violations, as required by Government Code Section 8355 (a).
b. Establish a Drug-Free Awareness Program as required by Government Code Section 8355(b) to inform employees about all the following:
i. The dangers of drug abuse in the workplace.
ii. The person’s or organization’s policy of maintaining a drug-free workplace.
iii. Any available counseling, rehabilitation, and employee assistance program; and
iv. Penalties that may be imposed upon employees for drug abuse violations.
c. Provide, as required by Government Code Section 8355(c), that every employee who performs grant activities under this Agreement:
i. Will receive a copy of the Consultant’s drug-free policy statement; and
ii. Will agree to abide by the terms of the Consultant’s statement as a condition of employment on this Agreement.

Failure to comply with these requirements may result in suspension of payments under this Agreement or termination of the Agreement, or both, and Consultant may be ineligible 384
for award of any future City agreements if City determines that any of the following has occurred: the Consultant.
(1) has made false certification, or (2) violates the certification by failing to carry out the requirements as noted above.

24. Anti-Lobbying Certification. Consultant shall submit to City the Anti-Lobbying Certification contained in Exhibit C. Further, Consultant shall require that the language of the certification in Exhibit C be included in all contracts or subcontracts entered into in connection with this Agreement and that all Consultants and contractors shall certify and disclose accordingly.

25. Debarment, Suspension, Ineligibility and Voluntary Exclusion. By signing this Agreement, Consultant assures that neither it nor its principals, is presently debarred, suspended, proposed for debarment, declared ineligible, or voluntarily excluded from participating in covered transactions by any Federal department or agency.

26. Americans with Disabilities Act. By signing this Agreement, Consultant assures the City that it complies with the American with Disabilities Act (ADA) of 1990, (42 U.S.C. 12101, et.seq.), which prohibits discrimination based on disability, as well as all applicable regulations and guidelines issued pursuant to ADA.

27. Amendments. This Agreement may be modified or amended only by a written document executed by both Consultant and City and approved as to form by the City Attorney.

28. Severability. If any term or portion of this Agreement is held to be invalid, illegal, or otherwise unenforceable by a court of competent jurisdiction, the remaining provisions of this Agreement shall continue in full force and effect.

29. Entire Agreement. This Agreement constitutes the complete and exclusive statement of Agreement between City and Consultant. All prior written and oral communications, including correspondence, drafts, memoranda, and representations, are superseded in total by this Agreement.

30. Execution. This Agreement may be executed in several counterparts, each of which shall constitute one and the same instrument and shall become binding upon the parties when at least one copy hereof shall have been signed by both parties hereto. In approving this Agreement, it shall not be necessary to produce or account for more than one such counterpart.

31. Time is of the essence. Time is of the essence for this Agreement.

32. Authority to Enter Agreement. Consultant has all requisite power and authority to conduct its business and to execute, deliver, and perform the Agreement. Each party warrants that the individuals who have signed this Agreement have the legal power, right, and authority to make this Agreement and to bind each respective party. 385
IN WITNESS WHEREOF, the parties have caused this Agreement to be executed on the date first written above.

CITY OF SOUTH LAKE TAHOE: CONSULTANT: Sierra Con
By: By:

Joe Irvin, City Manager
Date Date
Business License #:

APPROVED AS TO FORM:

By:

Heather Stroud, City Attorney Date
ATTEST
By:

Sue Blankenship, City Clerk Date
Attachments:

Exhibit A Scope of Services
Exhibit B Schedule of Charges and Timeline
Exhibit C Anti-Lobbying Certification
Exhibit D Copy of Insurance
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EXHIBIT A

SCOPE OF SERVICES
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_________________________________________________________________________ ~ 1121 Ski Run Blvd ~ PO Box 7171 ~ South Lake Tahoe, CA 96158 ~ 530-544-1030 ~ CA License #1021107 / NV License #0083420 (unlimited)
City of South Lake Tahoe Energy Savings DB Projects
Construction Management Services Proposal
Date: November 18, 2025
City of South Lake Tahoe
Department of Public Works
Attn: John Dickinson and Ricky Riddle
SierraCon, Inc. is pleased to propose Construction Management services for the City of South Lake Tahoe Energy Savings Design Build Project.

Scope of Construction Management Services Includes:

1. Review current Energy Savings Design Build Contract between Wildan Energy Solutions and the City of South Lake Tahoe

2. Review documentation associated with the Energy Savings Design Build project including, but not limited to applications for payments, change orders, project accounting, schedules, subcontractors, procurement procedures and records, correspondence between parties, etc.

3. Provide analysis and recommendations to the City of South Lake Tahoe public works staff on Wildan s contract compliance, performance and accounting.

4. Propose to the City of South Lake Tahoe public works staff any corrective steps or actions which may improve project performance and lead to project completion.

5. Propose to the City of South Lake Tahoe public works staff any corrective steps or actions which may resolve any financial or accounting discrepancies.

6. Includes attending regularly occurring meetings with the City of South Lake Tahoe, Wildan, Trade Partners and other consultants.

Scope of Construction Management Services does not Include:

1. Procurement of consultants, outside services or legal experts

2. Review or inspection of construction work in the field - unless specifically requested by the City of South Lake Tahoe public works staff.

3. Review of Certified Payroll and Labor Compliance
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_________________________________________________________________________ ~ 1121 Ski Run Blvd ~ PO Box 7171 ~ South Lake Tahoe, CA 96158 ~ 530-544-1030 ~ CA License #1021107 / NV License #0083420 (unlimited)
Compensation:

Construction Management Services are based on the following terms: - Services commence 11/24/25 and conclude around 1/16/26. - Additional reimbursement would be due for any consultant or outside service costs brought on by SierraCon based on prior Owner approval - Travel costs required outside the Reno Tahoe area. - Billings are submitted at the end of the month, and due within 30 days of invoice submittal.

1. Construction Management Services $9,950
Please let me know if you have any questions. Thank you for the opportunity.

SierraCon, Inc. ___________________________________ Joe Stewart, President Cc:

SierraCon, Inc. Doris Kelly
SierraCon, Inc. Elissa Stewart
389

EXHIBIT B

SCHEDULE OF CHARGES AND TIMELINE
BUDGET
Description Estimate
Construction Management Services Not to Exceed $9,950
TOTAL ESTIMATED FEES (NOT TO EXCEED) $9,950
CONTRACT SUM: NINE THOUSAND NINE HUNDRED FIFTY DOLLARS AND NO CENTS 390

EXHIBIT C

ANTI-LOBBYING CERTIFICATION
Consultant shall submit to City this certification prior to or at the time of the execution of this Agreement.

Code. Any person who fails to file the required certification shall be subject to a civil penalty not less than $10,000 and no more than $100,000 for such failure.

The undersigned certifies, to the best of his or her knowledge or belief, that:

1. No federal appropriated funds have been paid or will be paid, by or on behalf of it, to any person for influencing or attempting to influence an officer or employee of any agency, a Member of Congress, an officer or employee of Congress, or an employee of a Member of Congress in connection with the awarding of any Federal contract, the making of any Federal grant, the making of any Federal loan, the entering into of any cooperative agreement, and the extension, continuation, renewal, amendment, or modification of any Federal contract, grant, loan, or cooperative agreement; and

2. If any funds other than federal appropriated funds have been paid or will be paid to any person for influencing or attempting to influence an officer or employee of any agency, a Member of Congress, an officer or employee of Congress, or an employee of a Member of Congress in connection with this Federal contract, grant, loan, cooperative agreement, it will complete and submit Standard Form-LLL, “Disclosure Form to Report Lobbying,” in accordance with its instruction.

Consultant:

By: Date:
391

EXHIBIT D

COPY OF INSURANCE
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CONTRACT /AGREEMENTAUTHORIZATION ROUTING FORM
(Public Works Director authorization required)
(Director of Developmental Services authorization required) (where applicable)
(where applicable)
(over 0K or where applicable)
07 2 2023 394
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City of South Lake Tahoe
Agenda Item Executive Summary
Hilary Roverud, Interim City Manager
__________________________________
Meeting Date: August 11, 2026
Agenda Item #:12
Agenda Item: Award of Construction Contract for the James and Eloise Drainage Maintenance Project for $1,120,834.40 to Alcon Construction & Engineering, Inc. and Approval of Amendment 3 to Lumos PSA (C-172-2024) for $9,680 and Authorize Funding Transfer of $355,000 from Drainage Replacement Account to James and Eloise Drainage Account
Executive Summary: The James and Eloise Drainage Maintenance Project is the replacement of a failing corrugated metal pipe (CMP) that conveys stormwater from US 50 Emerald Bay Road to the Eloise Detention Basin on Eloise Ave. On May 15, 2026, the Public Works Department advertised the James and Eloise Drainage Maintenance Project bid on the Cityâ€™s PlanetBids website. Public Works received 3 sealed bids, which were publicly opened and read aloud at the scheduled bid opening at the City Public Works Building. Alcon Construction & Engineering, Inc. was determined to be the lowest responsible and responsive bidder, with a Total Bid (Base Bid + Bid Alt 1) of $1,120,834.40. In addition, Public Works seeks approval of an Amendment to the Lumos PSA to provide construction support services and transfer of funds from to Drainage Replacement Account to James and Eloise Drainage Account.

Requested Action / Suggested Motions: 1) Pass a Resolution authorizing and directing the Director of Finance to transfer $355,000 from the Drainage Replacement Account to James and Eloise Drainage Account, and
2) Pass a motion finding the James and Eloise Drainage Maintenance Project to be exempt from the California Environmental Quality Act pursuant to CEQA Guidelines section 15301, and authorizing and directing the Mayor to execute an Agreement with Alcon Construction & Engineering, Inc. for the James and Eloise Drainage Maintenance Project for a not to exceed amount of $1,120,834.40, and authorizing Director of Public Works to use contingency up to a cumulative amount of $112,083. 3) Pass a Motion authorizing and directing the Mayor to execute Amendment No. 3 to Professional Services Agreement with Lumos (C-172-2024) for $9,680.

Responsible Staff Member: Stephen Anderjack, Project Manager Reviewed and Approved By: Mohammad Qureshi, Director of Public Works Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Sergio Rudin, Interim City Attorney Attachments:
02-Res-James_Eloise_Drainage.docx
03_Agreement_James&Eloise_Alcon.pdf
04_Amendment 3_lumos.pdf
05_C-172-2024 Lumos PSA James and Eloise.pdf
01-Staff_Report_James_Eloise_Drainage.docx
408
Council Agenda Report August 11, 2026 Page 1 of 3
City of South Lake Tahoe
Report to City Council
Meeting Date: August 11, 2026
Title: Award of Construction Contract for the James and Eloise Drainage Maintenance Contract for $1,120,834.40 to Alcon Construction & Engineering, Inc. and Approve Amendment 3 to Lumos PSA (C-172-2024) for $9,680 and Authorize Funding Transfer of $355,000 from Drainage Replacement Account to James and Eloise Drainage Account Location: James Ave, 5th St, Eloise Ave
Responsible Staff Members: Stephen Anderjack, Project Manager Background: The first phase of the James and Eloise Drainage Maintenance Project was a small CUPCCAA contract that was bid and awarded at the October 19, 2021 City Council Meeting.

This phase of the James and Eloise Drainage Maintenance Project is the continuation of the replacement of a failing corrugated metal pipe (CMP) that conveys stormwater from US 50 Emerald Bay Road to the Eloise Detention Basin on Eloise Ave. This current phase of the project is rerouting the storm drain from the new Drain Inlet on James Ave to the Eloise Detention Basin.

The rerouting is necessary as the private property that the existing failing pipe crosses is not willing to grant the City an easement in order to maintain and replace the pipe. Therefore, the pipe must be rerouted around the private property on James Ave, 5th St, and Eloise Ave.

This pipe replacement is needed as the failing pipe will soon cause sinkholes and roadway subsidence along its current alignment on James Ave and Eloise Ave.

Issue and Discussion: On May 15, 2026, the Public Works Department advertised the James and Eloise Drainage Maintenance Project bid on the City’s PlanetBids website. The project’s Base Bid consists of the removal and replacement of the failed storm drain. Bid Alt 1 consists of the cleaning of the accumulated sediment in the Eloise Basin so the pipe can be tied into the basin at the correct elevation without sediment accumulating in the new pipe.

PlanetBids notified 317 bidders . The Project bidding period closed on June 17th, 2026 at 2:00 pm.

Public Works received 3 sealed bids, which were publicly opened and read aloud at the scheduled bid opening at the City Public Works Building. Alcon Construction & Engineering, Inc. was determined to be the lowest responsible and responsive bidder, with a Total Bid (Base Bid + Bid Alt 1) of $1,120,834.40.

The bid results are listed below as Total Bid (Base Bid + Bid Alt 1):
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Council Agenda Report August 11, 2026 Page 2 of 3
Name of Contractor Total Bid
Alcon Construction & Engineering, Inc. $1,120,834.40
MKD Construction, Inc. $1,675,200.00
White Rock Construction, Inc. $1,772,528,50
The Public Works Department is recommending the award of the Base Bid, and Bid Alt 1. This contract will be funded by the General Funds and Measure S Funds previously allocated to the drainage pipe capital project accounts.

Pursuant to the authority delegated in Resolution 2006-066, the City Engineer approved the plans, specifications, and Bid Addendum 1 for the James and Eloise Drainage Replacement Project.

Public Works Staff are also recommending award of Amendment 3 to Lumos and Associates PSA (C-172-2026) for Construction Engineering Assistance for an additional $9,680. This amendment allows Lumos and Associates to review Submittals, Request For Information, and Change Order Requests because they are the engineer of record.

Financial Implications: The lowest responsive, responsible bid received for this project was Alcon Construction & Engineering, Inc., with a Base Bid of $945,334.40. With Bid Alt 1included, the total contract value will be $1,120,834.40.

The total expected expense for this project is listed in the table below:

Expense Description Amount
Alcon Construction & Engineering, Inc. (Base Bid +
Bid Alt 1)

$1,120,834.40
10% Construction Contingency $112,083.44
Materials Testing $10,000.00
Labor Compliance Oversite $5,000.00
Lumos & Associates Construction Assistance
Amendment $10,000
TOTAL ANTICIPATED EXPENSES $1,257,917.84
The City has on-call contracts with Eastern Sierra Engineering, Inc. for Material Testing, and Crede Group for Labor Compliance services.

The currently available budget in the James-Eloise Account 301-40053 is $903,003.00. The Public Works Department is requesting to transfer the remaining $355,000 from the Drainage Replacement Account 301-40049 to this project’s account. 410
Council Agenda Report August 11, 2026 Page 3 of 3
Environmental Considerations: This project is considered a drainage maintenance project. As such, the project is exempt from Tahoe Regional Planning Agency (TRPA) permits and the California Environmental Quality Act (CEQA) under CEQA Guidelines section 15301(c) (Existing Facilities). All applicable best management practices will be utilized to protect air and water quality during construction.

Policy Implications: The City Council has included Protecting the Environment as a Strategic Priority in their 2025-2030 Strategic Plan. This project will help accomplish the City Council’s priorities as well as provide adequate stormwater infrastructure for City residents, businesses, and visitors alike.
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Resolution 2026-XXX August 11, 2026 Page 1 of 2
Resolution 2026-XX
Adopted by the City of South Lake Tahoe
City Council
August 11, 2026
Authorize Funding Transfer of $355,000 from Drainage Replacement Account to James and Eloise Drainage Account

BACKGROUND
A. The City of South Lake Tahoe Public Works Department has designated James and Eloise Drainage Maintenance project an essential, viable, and desired project.

B. Bids for this project have been opened and Alcon Construction & Engineering, Inc. is the apparent low bidder with a Total Contract Price of $1,120,834.40. The Public Works Department recommends awarding the contract to Alcon Construction & Engineering, Inc.

C. An additional $355,000 is recommended to be transferred from the Drainage Replacement Account 301-40049-48030 to the James and Eloise Project Account 301-40053-48030 to fund construction.

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

1. Authorizes the Director of Finance to amend the FY 2025-2026 budget to transfer $355,000 from the Drainage Replacement Account to the James and Eloise Project Account as follows:

Transfer From Transfer To
Name Account Name Account Amount
Drainage Replacement
Account
301-40049-
48030
James and Eloise
Drainage -
Construction 301-40053-48030 $355,000.00
Adopted by the City of South Lake Tahoe City Council on August 11, 2026, by the following vote:

Yes:

No:

Abstain:

Absent:

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
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Resolution 2026-XXX August 11, 2026 Page 2 of 2
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

DEPARTMENT OF PUBLIC WORKS

AGREEMENT
DOCUMENT 00500 - AGREEMENT

CITY OF SOUTH LAKE TAHOE

DEPARTMENT OF PUBLIC WORKS

AGREEMENT
for

JAMES AND ELOISE DRAINAGE MAINTENANCE PROJECT
PWC 21-30140053-01
CITY BID NO. 21-30140053-01-BN1
THIS AGREEMENT is made and entered into this ______ day of ___________, 20___, by and between the City of South Lake Tahoe, a political subdivision of the State of California, herein designated “City”, and Alcon Construction & Engineering, Inc., herein designated as “Contractor.”
WITNESSETH, that the City and the Contractor, in consideration of the mutual covenants hereafter set forth, agree as follows:
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ARTICLE 1 — THE WORK
Contractor agrees to furnish all labor, tools, equipment, facilities, materials, transportation and services necessary to perform and complete, in a good and workmanlike manner, the James And Eloise Drainage Maintenance Project as required pursuant to the Contract Documents.

ARTICLE 2 — COMMENCEMENT AND COMPLETION
The Work to be performed under this Agreement shall commence at the time as specified in the Notice to Proceed, and the Contractor shall diligently undertake the performance of the obligations as set forth in the Contract Documents to achieve Final Completion of the Work (as defined at Section 9.9 Special Provisions) by October 15th. No grading or excavation or other land disturbance will be allowed between October 15th and May 1st; all Work shall be performed after the issuance of the Notice to Proceed, and Final Completion achieved within the contract time as set forth in these Bid Documents.

The City and the Contractor recognize that time is of the essence of this Agreement and that the City will suffer financial loss if the Work is not completed within the time specified herein, plus any extensions thereof allowed in accordance with the Contract Documents. The City and Contractor also recognize the delays, expense, and difficulties involved in proving the actual loss suffered by the City if the Work is not completed within the Contract Time. Accordingly, instead of requiring any such proof, and pursuant to the Contract Documents, the City and the Contractor agree that as liquidated damages (but not as a penalty), the Contractor shall pay the City the sum of $500 for each calendar day beyond that portion of the Contract Time within which the Bidder is required to achieve Milestone #1, Substantial Completion (per Document 00100, Article

1.04.A.2), and $1000 for each calendar day beyond that portion of the Contract Time within which the Bidder is required to achieve Milestone #2, Final Completion (per Document 00100, Article

1.04.A.3).

In accordance with the Contract Documents, including, without limitation Document 00400.4.2 (“Bid Proposal”), the daily amount that Contractor may charge to the City for all delay costs, direct and indirect (and inclusive of all expenses and damages, including, without limitation, jobsite and home office overhead costs and extended general conditions) applicable to the first sixty (60) calendar days of Compensable Delay, if any, is [INSERT FROM BID PROPOSAL], the amount set forth by Contractor in Document 00400.4.2 (“Bid Proposal”). This sum shall represent the exclusive and sole amount (i.e., payment in full for any and all direct and indirect delay costs) that Contractor, on behalf of itself and subcontractors and suppliers, of every tier, shall receive for any and all Compensable Delay(s) during the first sixty (60) calendar days of actual, Compensable Delay at the Project. Delay costs that may arise from Compensable Delay, if any, beyond the first sixty (60) calendar days of a Compensable Delay, if allowable, shall thereafter be 415
governed by, and subject to, the applicable provisions of Sections 8 and 9 of the Standard Specifications, as modified by the Special Provisions, and the Contract Documents.

ARTICLE 3 — CONTRACT PRICE
The City agrees to pay, and the Contractor agrees to accept, in current funds for the performance of the Work pursuant to the Contract Documents, the Contract Sum for the completion of the Work in accordance with the Contract Documents as follows:

Alcon - BASE BID
Item Description Unit Qty Price/Unit Total
1 MOBILIZATION/

DEMOBILIZATION/

CLEANUP
L.S. 1 $94,874.90 $94,874.90
2 TRAFFIC CONTROL L.S. 1 $61,625.50 $61,625.50
3 TEMPORARY BMPs L.S. 1 $38,000.00 $38,000.00
4 DEWATERING/BYPASS
PUMPING L.S. 1 $45,000.00 $45,000.00
5 PLUG & ABANDON
EXISTING STORM PIPE E.A. 2 $4,000.00 $8,000.00
6 REMOVE EXISTING
34”X48” CMP PIPE L.F. 83 $200.00 $16,600.00
7 CEMENT SLURRY
BACKFILL C.Y. 14 $250.00 $3,500.00
8 72” DIA SD MANHOLE EA. 3 $18,000.00 $54,000.00
9 60” DIA SD MANHOLE EA. 1 $20,000.00 $20,000.00
10 24"X36" DRAINAGE
INLET (DROP INLET) EA. 2 $78,000.00 $156,000.00
11 CONCRETE COLLAR EA. 16 $1,250.00 $20,000.00
12 36” DIA HDPE STORM
DRAINPIPE L.F. 490 $514.00 $251,860.00
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13 18” DIA HDPE STORM
DRAINPIPE L.F. 51 $300.00 $15,300.00
14 12” DIA HDPE STORM
DRAIN L.S. 1 $22,000.00 $22,000.00
15 RELOCATE WATER
SERVICE LATERAL L.S. 1 $16,749.00 $16,749.00
16 EARTHWORK (ELOISE

TEMPORARY OUTLET
BASIN)
C.Y. 120 $110.00 $13,200.00
17 RIP RAP INSTALLATION C.Y. 61 $250.00 $15,250.00
18 36" DIA CONCRETE
FLARED END SECTION E.A. 1 $15,000.00 $15,000.00
19 18" DIA CONCRETE
FLARED END SECTION E.A. 1 $13,000.00 $13,000.00
20 PERMANENT

PAVEMENT PATCHING

FOR UTILITIES

RECONSTRUCT LIMITS
S.F. 2,615 $25.00 $65,375.00
Total $945,334.40
BID ALT 1: RESTORE ELOISE BASIN TO ORIGINAL GRADE
Item Description Unit Qty Price/Unit Total
A1.1 RESTORE ELOISE BASIN
TO ORIGINAL GRADE L.S. 1 $77,500.00 $77,500.00
A1.2

DEWATERING/BYPASS

PUMPING (RESTORE

ELOISE BASIN)
L.S. 1 $57,500.00 $57,500.00
A1.3

REVEGETATION
(RESTORE ELOISE
BASIN)
L.S. 1 $40,500.00 $40,500.00
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Total $175,500.00
TOTAL CONTRACT SUM: $ 1,120,834.40
For the Total Contract Sum of: One Million One Hundred and Twenty Thousand Eight Hundred and Thirty-Four Dollars and Forty Cents.

The above Total Contract Sum includes all allowances, if any, provided for in the Contract Documents.

Compensation for Unit Price Items shall be based upon the unit prices stated in the above schedule multiplied by the actual quantities or units of work and materials performed or furnished.

Unit prices paid by the City may change depending on actual quantities or units of work completed in accordance with the Contract Documents.

ARTICLE 4 — PREVAILING WAGES
Pursuant to the provisions of California Labor Code, Sections 1770 to 1780, inclusive thereof, the Contractor, and any subcontractor, of any tier, shall pay not less than the prevailing rate of per diem wages as determined by the Director of the California Department of Industrial Relations.

In compliance with Senate Bill 854 (2014) and the California Labor Code, this project is subject to compliance monitoring and enforcement by the Department of Industrial Relations.

Contractors must submit their certified payroll records directly to the Division of Labor Standards Enforcement Compliance Monitoring Unit through the electronic certified payroll reporting (eCPR) system, as well as to the City.

Pursuant to the provisions of California Labor Code Section 1773.2, the Contractor is hereby advised that copies of the prevailing rate of per diem wages and a general prevailing rate for holidays, Saturdays and Sundays and overtime work in the locality in which the Work is to be performed for each craft, classification, or type of worker required to execute the Contract, are on file in the City's office. The Contractor agrees that not less than said prevailing rates shall be paid to workers employed on this public works contract as required by Labor Code Section 1774. These rate determinations are found on the State of California Department of Industrial Relations' website at: http://www.dir.ca.gov/dlsr/DPreWageDetermination.htm. 418
ARTICLE 5 — CONTRACT DOCUMENTS
The Agreement includes and incorporates by reference the Contract Documents for the Project, which consists of the following documents:
(a) Notice to Bidders (Document 00100);
(b) Instructions to Bidders (Document 00200);
(c) Bid Proposal (Document 00400);
(d) Bid Schedule (Document 00405);
(e) Bidder's Bond (Document 00410);
(f) Designation of Subcontractors (Document 00420);
(g) Good Faith Effort for Local Hiring on Public Works Contracts (00421); (h) Verification of Contractor and Subcontractor DIR Registration (00423); (i) California Air Quality Control Board (CARB, Certificates of Reported Compliance (CRC) (00424);
(j) Self-Performance Declaration (Document 00425);
(k) Debarment and Suspension Certifications (Document 00430); (l) Non-Collusion Declaration (Document 00432);
(m) Worker's Compensation Certification (Document 00435); (n) Business and Professions Code Sections 7028.15 and 7031 Statement (Document 00440);
(o) Bidder's Statement of Financial Responsibility, Technical Ability and Experience (Document 00450);
(p) Equal Employment Opportunity Certification (Document 00460); (q) Non-Lobbying Certification (Document 00465);
(r) Disclosure of Lobbying Activities (Document 00466); (s) Agreement (Document 00500);
(t) Payment Bond Form (Document 00610);
(u) Performance Bond Form (Document 00620);
(v) Sample Escrow Agreement for Security Deposits In Lieu of Retention (Document 00630);
(w) Warranty/Guaranty Form (Document 00635);
(x) Acknowledgment of City Code (Document 00640);
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(y) Bid Document Certification (Document 00650);
(z) The Standard Specifications of the State of California, Department of Transportation, dated 2022; the Standard Plans of the State of California, Department of Transportation, dated 2022, and the South Lake Tahoe Public Improvement and Engineering Standards;
(aa) Special Provisions, Document 00700 of the Bid Documents (which incorporate by reference, and, as specified, modify the Standard Specifications of the State of California, Department of Transportation, dated 2022; the Standard Plans of the State of California, Department of Transportation, dated 2022, and the South Lake Tahoe Public Improvement and Engineering Standards);
(bb) Supplemental Conditions (Document 00800), if any;
(cc) General Requirements, if any;
(dd) Construction Progress Documentation (Document 01300); (ee) Technical Specifications;
(ff) Contract Drawings;
(gg) Addenda (numbers ___ to____, inclusive; and
(hh) Permits from other agencies as may be required by law.

Exhibits to this Agreement are enumerated as follows:
• Accepted Contractor’s Bid attached hereto as Exhibit A; • Escrow Bid Document Certification attached hereto as Exhibit B; and • Insurance Certificates and Endorsements as Exhibit C.

ARTICLE 6 — WORKERS’ COMPENSATION
Contractor shall take out and maintain during the life of the Agreement, adequate and sufficient workers’ compensation insurance for all Contractor’s employees employed at the site of improvements, and, if any Work is sublet, Contractor shall require each subcontractor similarly to provide workers’ compensation insurance for all of the latter’s employees, unless such employees are covered by the protection afforded by Contractor. If any class of employees engaged in Work under this contract at the site of the Project is not protected under workers’ compensation law, Contractor shall provide, and shall cause each subcontractor to provide, adequate insurance for the protection of employees not otherwise protected. Contractor shall indemnify the City, for any damage resulting to it from failure of either Contractor or any subcontractor to take out or maintain such insurance.
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By its signature upon this Agreement, Contractor certifies that it has carefully reviewed and is aware of the provisions of Section 3700 of the Labor Code which requires every employer to be insured against liability for worker's compensation, or to undertake self-insurance in accordance with the provisions of the labor Code. Contractor, as a condition precedent to the commencement of its Work pursuant to the Agreement, shall comply with such provisions.

ARTICLE 7 — INDEMNITY AND INSURANCE
To the fullest extent permitted by law, and in strict accordance with the Contract Documents, Contractor shall defend, indemnify, and hold harmless the City, its officials, officers, City Council members, employees, agents, the Architect/Engineer, the Project Manager and the Project consultants, and their respective principals, officers and employees, and each of them, of and from any and all claims, demands, suits, causes of action, damages, costs, expenses, attorneys' fees, losses, or liability, in law or in equity, of every kind and nature whatsoever related to, arising out of, or in connection with, Contractor's operations to be performed under this Agreement, and as otherwise set forth in Contract Documents, including, without limitation, Section 7-1.05A of the Standard Specifications, as modified by Section 7.11 of the Special Provisions. The obligations of defense and indemnity set forth in this Article, and in the Contract Documents, shall not be limited by any insurance requirements or obligations pursuant to the Contract Documents. The obligations arising from this Article shall not be construed to negate, abridge, or reduce other rights or obligations of indemnity (including all duties to defend), which would otherwise exist as to a party, or person described elsewhere in the Contract Documents.

Contractor shall maintain the insurance coverage described in Section 7-1.06 of the Standard Specifications, as modified by Section 7.12 of the Special Provisions, throughout the performance of the Agreement, including any maintenance, warranty and/or guaranty periods.

This Agreement shall not be operative until evidence of such insurance has been provided to, and approved by, the City as to form, amount, and carrier. Contractor shall not allow any subcontractor to commence Work at the Project until subcontractor provides evidence to Contractor and City that subcontractor has obtained insurance acceptable to the City.

ARTICLE 8 — NOTICES
Whenever any provision of the Contract Documents requires the giving of written notice, it shall be deemed to have been validly given if delivered in person to the individual for whom it is intended, or if delivered at or sent by registered or certified mail, postage prepaid, to the address listed below:

Notices required to be given to City: Notices required to be given to Contractor:

City Engineer Nate Alcorn
City of South Lake Tahoe Alcon Construction & Engineering Inc. 1740 D Street 2804 Santa Claus
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South Lake Tahoe, CA 96150 South Lake Tahoe, CA 96150
Notices required to be given to any surety(ies):

ARTICLE 9 — MISCELLANEOUS

9.1 Terms. Terms used in this Agreement will have the meanings indicated in the Contract Documents.

9.2 Assignment. No assignment by a party hereto of any rights under or interests in the Agreement will be binding on another party hereto without the written consent of the party sought to be bound; and, specifically but without limitation, moneys that may become due and moneys that are due may not be assigned without such consent (except to the extent that the effect of this restriction may be limited by law), and unless specifically stated to the contrary in any written consent to an assignment, no assignment will release or discharge the assignor from any duty or responsibility under the Contract Documents.

9.3 Successors and Assigns. City and Contractor each binds itself, its partners, successors, assign, and legal representatives to the other party hereto, its partners, successors, assigns, and legal representatives in respect to all covenants, agreements, and obligations contained in the Contract Documents.

9.4 Severability. Any provision or part of the Contract Documents held to be void or unenforceable under any law or regulation shall be deemed stricken, and all remaining provisions shall continue to be valid and binding upon City and Contractor, who agree that the Contract Documents shall be reformed to replace such stricken provision or part thereof with a valid and enforceable provision that comes as close as possible to expressing the intention of the stricken provision.

9.5 South Lake Tahoe City Code. Contractor acknowledges that all pertinent provisions within the South Lake Tahoe City Code are incorporated by reference as though set forth in full herein, and, further, the failure of Contractor or any subcontractor, of any tier, to comply with any of its/their obligations under the Contract Documents, or the requirements of the South Lake Tahoe City Code, or any other applicable law, code, statute, or regulation, shall be deemed a material breach of the Agreement.

9.6 Third Party Beneficiary. Contractor expressly acknowledges the City's status as a third party beneficiary solely with respect to the performance to be rendered under each subcontract, of any tier, upon the Project, and, as a result, Contractor acknowledges that City 422
possesses, inter alia, the rights enumerated within the South Lake Tahoe City Code as to the enforcement of obligations under subcontracts of any tier.

9.7 Regulatory Requirements. Contractor acknowledges that the Project is subject to requirements and regulations issued on behalf of various governmental and/or regulatory bodies, including, without limitation, the Lahontan Regional Water Quality Control Board and the Tahoe Regional Planning Agency, among others. Contractor agrees to fully and promptly comply with any and all requirements and regulations issued on behalf of such entities.

9.8 Governing Law. This Agreement and the Contract Documents shall be deemed to have been entered into in the County of El Dorado, State of California, and governed by California law. By entering into this Agreement, the Contractor consents and submits to the jurisdiction of Courts of the State of California, County of El Dorado, over any action of law, suit in equity, and/or other proceeding that may arise out of the Contract Documents.

IN WITNESS HEREOF, the said City of South Lake Tahoe, State of California, has caused this Agreement to be executed by its Mayor in its behalf, and the said Contractor has signed this Agreement the day and year first above written.

CITY OF SOUTH LAKE TAHOE Contractor: Alcon Construction & Engineering By _____________________________ By _____________________________ Cody Bass, Mayor
City of South Lake Tahoe, Title
State of California Business License No.

ATTEST: APPROVED AS TO FORM:

By _____________________________ By _____________________________ City Clerk City Attorney
City of South Lake Tahoe City of South Lake Tahoe
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END OF DOCUMENT 00500
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City of South Lake Tahoe –
PSA Amendment No. 3 (C-XXX-XXXX) to C-172-2024

AMENDMENT 3 (C-XXX-2026) TO PROFESSIONAL SERVICES

AGREEMENT
The Professional Services Agreement entered into on July 23rd, 2024, between the City of South Lake Tahoe, a municipal corporation (“CITY”) and Lumos and Associates (“CONSULTANT”) is hereby amended as set forth below.

The terms of the Professional Services Agreement (C-172-2024) are hereby amended to read as follows:

The following language is hereby added to the end of Section 1: Scope of Services.

Project, as described in Amendment 3 – Exhibit A, which is attached hereto and incorporated herein by reference. Consultant shall provide said services at the time, place and in the manner specified in Amendment 3 – Exhibit A subject to the direction of the City. Consult shall have no power or authority by this Agreement to bind City in any respect.

Section 2 is hereby repealed in its entirety and replaced with the following language:

Section 2. Term/Time of Performance. The services by Consultant are to commence upon the execution of this Agreement and shall continue until all authorized work is approved by City. All such work shall be completed not later than December 31st, 2027.

Time is of the essence, and failure of Consultant to perform the services required by this Agreement, as amended, by December 31st, 2027 shall constitute a material breach of this Agreement as amended.

Section 3 is hereby repealed in its entirety and replaced with the following language:

Section 3. Compensation. Compensation to be paid to Consultant shall be in accordance with the Schedule set forth in Amendment 3 – Exhibit A, which is attached hereto and incorporated herein by reference. Pursuant to this amendment, Task 8 Construction Assistance will be created and an additional amount of $9,680.00 is authorized under this amendment. In no event shall Consultant compensation for work performed under this Agreement exceed the total contract amount of $65,619.00 (as amended by Amendment 2) plus the additional fee of $9,680.00 (Amendment 3), for a total amended fee of $75,299.00, without prior authorization from the City. Payment by the City under this Agreement shall not be deemed a waiver of defects, even if such defects were known to the City at the time of payment. Payment is contingent upon compliance with all terms and conditions of this Agreement, as set forth herein. Consultant shall obtain prior written authorization from the City Project Manager for any costs in excess of budgeted amounts for each line item, task, or obligation under the Scope of Services.
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City of South Lake Tahoe –
PSA Amendment No. 3 (C-XXX-XXXX) to C-172-2024

IN WITNESS WHEREOF, the parties have caused this Agreement to be executed on the date first written above.

CITY OF SOUTH LAKE TAHOE CONSULTANT
By: __________________________ By: __________________________________ Cody Bass, Mayor Dan Stucky, P.E. Director of Engineering

Business License # 314513

APPROVED AS TO FORM: ATTEST:
_____________________________ __________________________ Sergio Rudin, Interim City Attorney Susan Blankenship, City Clerk 426
Carson City • El Dorado Hills • Fallon • Lake Tahoe • Reno • Roseville www.LumosInc.com Roseville
3200 Douglas Boulevard, Suite 320
Roseville, California 95661
279-230-8336
July 21, 2026 11403.000 Addendum #3
Steve Anderjack
Project Manager
City of South Lake Tahoe
1740 D St
South Lake Tahoe, CA 96150
Via email: [email protected]
Subject: James and Eloise Drainage Maintenance Project
Addendum #3 for Construction Assistance Services
Dear Mr. Anderjack:

Lumos & Associates, Inc. (Lumos) is pleased to provide you with this addendum for construction assistance services for the James and Eloise Drainage Maintenance project in the City of South Lake Tahoe, California.

Project Understanding
The proposed project involves routing approximately 500 linear feet of new public storm drain system within the City right-of-way along James Avenue, 5th Street, and Eloise Avenue to replace an existing 54-inch arch corrugated metal pipe (CMP) storm drain that is near the end of its useful life. Lumos has prepared 100% Civil Improvement Plans for the subject project under our original contract and associated Addendum #1 and 2. It is our understanding that the City has successfully bid the project and intends to award a construction contract at their upcoming City Council meeting on August 11th, 2026. We also understand that the City would like to retain Lumos’ services for Construction Assistance from August– October 2026. We propose the following task to assist you with this work:

Project Scope
Task 8 – Construction Assistance
Lumos & Associates will be available to answer questions, review submittals, respond to requests for information, review contract change orders, and prepare record drawings. The fees summarized below to complete this task include up to 4 hours of assistance from the Project Manager, 24 hours of assistance from the Project Engineer, and 14 hours of assistance from a Project Designer. This task will be billed on a time and materials basis in accordance with our current fee schedule, up to the fee amount listed in the fee summary. If additional assistance is requested beyond this original budget, additional budget may be requested under a future addendum.

Fees
The tasks described in the Scope of Work will be completed for the following fees:

Task Description Estimated Fee
Task 8 Construction Assistance (Time & Materials NTE) $9,680 Total: $9,680
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Page 2 ends

This addendum does not include provisions for construction staking, inspection, or materials testing services. Lumos will be happy to amend this addendum as necessary to include any of these services.

If this addendum is acceptable, please send us an amendment to the City’s professional services agreement for execution. Any additional services requested but not covered by this Scope of Work can be provided by an amendment to this addendum. This addendum is valid for 30 days and is subject to change from the date of the addendum.

Lumos & Associates, Inc. will send monthly progress billings on this project. The amount of these billings will be based upon the percentage of work completed. The terms are ‘Due Upon Receipt’ and accounts are past due after 30 days. Accounts over 30 days old will be subject to interest at the rate of 1 ½% per month and such collection action as may be necessary to collect the account. In addition, a “Stop Work Order” may be issued on past due accounts. In this case, no further work will be performed until the account is brought current.

Thank you again for allowing Lumos & Associates to provide you with this addendum. Please do not hesitate to call me if you have questions.

Sincerely,
____________________________________ __________________________________ Cami Jackson, P.E. Justin Sand
Project Manager Group Manager
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CITY OF SOUTH LAKE TAHOE

PROFESSIONAL SERVICES AGREEMENT
This Agreement is made and entered into as of the ______day of ____________ 2024 by and between the City of South Lake Tahoe, a municipal corporation (“ City”) and Lumos and Associates ( Consultant”).

RECITALS
A. Consultant is specially trained, experienced and competent to perform the special services which will be required by this Agreement.

B. Consultant possesses the skill, experience, ability, background, certification and knowledge to provide the services described in this Agreement on the terms and conditions described herein.

C. City desires to retain Consultant to render professional services as set forth in this Agreement.

AGREEMENT

1. Scope of Services. Consultant shall perform the services set forth in this agreement and shall provide said services at the time, place, and in the manner specified in this agreement. Consultant shall have no power or authority by this Agreement to bind City in any respect.

The Consultant agrees that it has satisfied itself by its own investigation and research regarding the conditions affecting the work to be done and labor and materials needed, and that its decision to execute this Contract is based on such independent investigation and research.

All services provided by Consultant pursuant to this Agreement will be provided in accordance with the terms set forth in the Exhibit A, “ Scope of Services,” attached hereto and incorporated herein by reference. Exhibit B, Compensation Schedule,” attached hereto and incorporated herein by reference, outlines the fees and compensation which shall be paid pursuant to this Agreement.

2. Term/ Time of Performance. The services by Consultant are to commence upon the execution of the Agreement and continue for 60 days. 23 July
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3. Compensation. Compensation to be paid to Consultant shall be in accordance with the Schedule set forth in Exhibit B which is attached hereto and incorporated herein by reference. In no event shall Consultant’ s compensation, including travel and out-of-pocket expenses, exceed $27,200 without additional written authorization from City. Payment by City under this Agreement shall not be deemed a waiver of defects, even if such defects were known to City at the time of payment. Payment is contingent upon compliance with all terms and conditions of this Agreement, as set forth herein. Consultant shall obtain prior written authorization from the City Project Manager for any costs in excess of budgeted amounts for each line item, task, or obligation under the Scope of Services.

4. Method of Payment. Consultant shall submit monthly billings to City describing the work performed during the preceding month. Consultant’ s bills shall include a brief description of the services performed, the date the services were performed, the number of hours spent and by whom, the applicable hourly rate, and a description of any reimbursable expenditures. City shall pay Consultant no later than 30 days after approval of the monthly invoice by City staff.

5. Extra Work. At any time during the term of this Agreement, City may request that Consultant perform extra work. As used herein, “ Extra Work” means any work which is determined by City to be necessary for the proper completion of the Project, but which the parties did not reasonably anticipate would be necessary at the execution of this Agreement. Consultant shall not perform, nor be compensated for, extra work without prior written authorization from City.

Termination, revocation, or expiration of this Agreement shall not release either party from liability resulting from an event which occurred prior to such termination, revocation or expiration.

7. Ownership of Documents.

All plans, studies, documents and other writings, including working notes and internal documents, prepared by and for Consultant, its officers, employees 430
and agents and subcontractors in the course of implementing this Agreement, shall become the property of City upon payment to Consultant for such work, and City shall have the sole right to use such materials in its discretion without further compensation to Consultant or to any other party.

Consultant shall, at Consultant’ s expense, provide such reports, plans, studies, documents and other writings to City upon written request. All documents prepared by Consultant are confidential and shall be maintained to preserve their confidential nature. Release of any such documents to third parties shall only be made upon written consent of City.

8. Consultant’ s Books and Records.
a. Consultant shall maintain any and all ledgers, books of account, invoices, vouchers, canceled checks, and other records or documents evidencing or relating to charges for services, or expenditures and disbursements charged to City for a minimum period of three ( 3) years, or for any longer period required by law, from the date of final payment to Consultant for services provided pursuant to this Agreement.
b. Consultant shall maintain all documents and records which demonstrate performance under this Agreement for a minimum period of three ( 3) years, or for any longer period required by law, from records shall be available at Consultant’ s address indicated for the date of termination or completion of this Agreement. c. Any records or documents required to be maintained pursuant to this Agreement shall be made available for inspection or audit, at any time during regular business hours, upon written request by the City Manager, City Attorney, City Auditor or a designated representative of these officers. Copies of such documents shall be provided to City for inspection at City offices when it is practical to do so. Otherwise, unless an alternative is mutually agreed upon, the receipt of notices in this Agreement.
d. Where City has reason to believe that such records or documents may be lost or discarded due to dissolution, disbandment or termination of Consultant’ s business, City may, by written request by any of the above-named officers, require that custody of the records be given to City and that the records and documents be 431
maintained at City offices. Access to such records and documents shall be granted to any party authorized by Consultant, Consultant’ s representatives, or Consultant’ s successor-in-interest.

Consultant shall obtain no rights to retirement benefits or other benefits which accrue to City’ s employees, and Consultant hereby expressly waives any claim it may have to any such rights. All employees, agents, contractors or subcontractors hired or retained by Consultant are employees, agents, contractors or subcontractors of Consultant and not of the City.

City is not required to make any deductions or withholdings form the compensation payable to Consultant under the provisions of this Contract, and is not required to issue W-2 Forms for income and employment tax purposes for any of Consultant’ s assigned personnel. Any third party persons employed by Consultant shall be entirely and exclusively under the direction, supervision, and control of Consultant. Consultant hereby indemnifies and holds City harmless from any and all claims that may be made against City based upon any contention by any third party that an employer- employee relationship exists by reason of this Contract.

10. Interest of Consultant. Consultant, ( and principals, associates and professional employees of consultant) covenants and represents that it does not now have any investment or interest in real property and shall not acquire any interest, direct or indirect, in the area covered by this Agreement or any other source of income, interest in real property or investment which would be affected in any manner or degree by the performance of Consultant’ s services hereunder. Consultant further covenants and represents that in the performance of its duties hereunder no person having any such interest shall perform any services under this Agreement.

Consultant is not a designated employee within the meaning of the Political Reform Act because Consultant:
a. Will conduct research and arrive at conclusions with respect to his/ her rendition of information, advice, recommendation or counsel independent of the control and direction of City or of any City official, other than normal agreement monitoring; and,
432
b. Possesses no authority with respect to any city decision beyond rendition of information, advice, recommendation or counsel. [ FPPC Reg. 18700(a)(2)].

12. Compliance with Laws. Consultant shall comply with all applicable federal, state, regional and local laws, codes, ordinances and regulations in carrying out his/ her duties under this Agreement. Consultant shall observe and comply with all applicable laws, ordinances, regulations and codes of federal, state and local governments, and shall commit no trespass on any public or private property in performing any of the work authorized by this Agreement. The City, its officials, officers, elected officials, appointed officials and employees shall not be liable at law or in equity as a result of any failure of Consultant to comply with this section.

In the event it is determined that the Consultant is required to pay prevailing wages for the work performed under this Agreement, the Consultant shall pay all penalties and wages as required by law.

13. Licenses. Consultant represents and warrants to City that it has all licenses, permits, qualifications, insurance and approvals of whatsoever nature which are legally required of Consultant to practice its profession. Consultant represents and warrants to City that Consultant shall, at its sole cost and expense, keep in effect or obtain at all times during the term of this Agreement, any licenses, permits, insurance and approvals which are legally required of Consultant to practice its profession. Consultant shall maintain a City of South Lake Tahoe business license at all times services are performed under this Agreement. Consultant acknowledges that payments made pursuant to this Agreement may be withheld until this provision has been satisfied.

14. Indemnity. Consultant hereby agrees to and shall indemnify and hold harmless City, its elected and appointed boards, officers, agents, employees and volunteers from and against any liability for any and all claims, demands, actions, losses, damages and injuries, direct or indirect ( including any and all 433
costs and expenses in connection therein), arising out of this Agreement or caused in any way by Consultant’ s negligent performance of this Agreement or its breach of its obligations contained in this Agreement, except for any such claims arising out of the negligence or willful misconduct of the City.

Consultant agrees to defend City from and against any and all losses, damages, claims costs and fees arising out Consultant’ s negligent acts, errors, omissions, regarding this Agreement, the Consultant’ s work under this Agreement, or the consultant’ s Scope of Work.

This hold harmless agreement by Consultant shall apply to all damages and claims for damages, or alleged to have been suffered, by reason of any of the aforesaid operation of Consultant or any subcontractor, regardless of whether or not such insurance policies shall have been determined to be applicable to any of such damages or claims for damages.

Consultant further waives any and all rights to any type of express or implied indemnity or right of contribution from the City for any liability, claims, demands, costs, charges and expenses and causes of action of whatsoever arising out of or in any way connected with this Agreement, and consultant’ s work under this Agreement.

15. Insurance Requirements.
a. Consultant, at Consultant’ s own cost and expense, shall procure and maintain, for the duration of the contract, the following insurance policies.
i. Workers’ Compensation Coverage. Consultant shall maintain Workers’ Compensation Insurance and Employer’ s Liability Insurance for his/ her employees in accordance with the laws of the State of California. In addition, Consultant shall require each subcontractor to similarly maintain Workers’
Compensation Insurance and Employer’ s Liability Insurance in accordance with the laws of the State of California for all of the subcontractor’ s employees. Any notice of cancellation of all Workers’ Compensation policies must be received by City 434
at least thirty (30) days prior to such change. Consultant shall provide thirty ( 30) days written notice of nonrenewal of any Workers’ Compensation policies. The insurer shall agree to waive all rights of subrogation against City, its officers, agents, employees and volunteers for losses arising from work
performed by Consultant for City.
ii. Commercial General Liability Coverage. Consultant shall maintain commercial general liability insurance no less broad than ISO form CG 00 01 in an amount not less than one million dollars ($ 1,000,000) per occurrence for bodily injury, personal injury and property damage. Coverage must be made on
the standard Occurrence form. Claims-Made forms are not acceptable without prior written consent of City. City of South Lake Tahoe must be endorsed as an additional insured for liability arising out of ongoing operation by on behalf of Consultant. If a commercial general liability insurance form or other form with a general aggregate limit is used, either the general aggregate limit shall apply separately to the work to be performed under this Agreement or the general
aggregate limit shall be at least twice the required
occurrence limit.
iii. Automobile Liability Coverage. Consultant shall maintain automobile liability insurance covering bodily injury and property damage for all activities of the Consultant arising out of or in connection with the work to be performed under this Agreement, including coverage for owned, hired and nonowned vehicles, in an amount of not less than one million dollars ($ 1,000,000) combined single limit for each occurrence. iv. Professional Liability Coverage. Consultant shall maintain professional errors and omissions liability insurance for protection against claims alleging negligent acts, errors or omissions which may arise from Consultant or by its employees, or subcontractors. The amount of this insurance shall not be less than one million dollars ($1,000,000) on a claims-made annual aggregate basis, or a combined single- limit per occurrence basis.
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b. Endorsements. Each general liability and automobile liability insurance policy shall be with insurers possessing a AM Best’ s rating of no less than A:VII and shall be endorsed with the following specific language:
i. City, its elected or appointed officers, officials, employees, agents and volunteers are to be covered as additional
insured’ s under Consultant’ s General Liability and Automobile Liability policies with respect to liability arising out of this Agreement and/ or work performed by or on behalf of the Consultant, including materials, parts or equipment furnished in connection with such work or operations.
ii. This policy shall be considered primary insurance as respects City, its elected or appointed officers, officials, employees, agents and volunteers. Any insurance maintained by City, including any self-insured retention City may have, shall be considered excess insurance only and shall not contribute with it.
iii. This insurance shall act for each insured and additional insured as though a separate policy had been written for each,
except with respect to the limits of liability of the insuring Consultant.
iv. The insurer waives all rights of subrogation against City except for Consultant’ s Professional Liability and Employers’ Liability policies, its elected or appointed officers, officials, employees or agents.
v. Any failure to comply with reporting provisions of the policies shall not affect coverage provided to City, its elected or appointed officers, officials, employees, agents or volunteers. vi. No policies of insurance carried by Consultant shall be suspended, voided, canceled, or changed in coverage or in limits except after thirty ( 30) days written notice to the City Attorney by Certified Mail.
c. Deductibles and Self-Insured Retentions. The Consultant shall be responsible for all deductibles in all of Consultant’ s insurance policies. 436
The amount of deductibles for insurance coverage required herein shall be reasonable and approved by the City Attorney.
d. Certificates of Insurance. Consultant shall provide certificates of insurance with original endorsements to City as evidence of the insurance coverage required herein. Consultant shall not commence work under this contract until all insurance required under this section has been approved by City as to form, amount and carrier, nor shall Consultant allow any subcontractor to commence work on any subcontract until all similar insurance required and reasonably consistent limits of the subcontractor has been so obtained and approved. Certificates of insurance shall contain no exclusions unless negotiated with the City Attorney and approved, in writing, by the City Attorney.

16. Notices. Any notice required to be given under this Agreement shall be in writing and either served personally or sent prepaid, first class mail. Any such notice shall be addressed to the other party at the address set forth below.

Notice shall be deemed communicated within 48 hours from the time of mailing if mailed as provided in this section.

If to City: City of South Lake Tahoe
1901 Lisa Maloff Way
South Lake Tahoe, CA 96150
Provide a copy to: City Attorney’ s Office
City of South Lake Tahoe
1901 Lisa Maloff Way, Suite 300
South Lake Tahoe, CA 96150
If to Consultant:

Provide a copy to:

17. Assignment and Subcontracting. The parties recognize that a substantial inducement to City for entering into this Agreement is the professional reputation, experience and competence of Consultant. Assignments of any or all rights, duties or obligations of the Consultant under this Agreement will be permitted only with the express consent of City. Consultant shall not subcontract any portion of the work to be performed under this Agreement without the written authorization of City. If City consents to such subcontract, Consultant shall be fully responsible to City for all acts or omissions of the subcontractor. Nothing in the Agreement shall create any contractual relationship between City and subcontractor nor shall it create any obligation 437
on the part of City to pay or to see to the payment of any monies due to any such subcontractor other than as otherwise required by law.

18. Waiver. Waiver of a breach or default under this Agreement shall not constitute a continuing waiver of a subsequent breach of the same or any other provision under this Agreement.

21. Prohibited Interests. Consultant maintains and warrants that it has not employed nor retained any Consultant or person, other than the independent contractors hired in accordance with Consultant’ s standard business practice, to solicit or secure this Agreement. Further, Consultant warrants that it has not paid nor has it agreed to pay any Consultant or person, other than a bona fide employee working solely for Consultant or an independent contractor hired as discussed above, any fee, commission, percentage, brokerage fee, gift or other consideration contingent upon or resulting from the award or making of this Agreement. For breach or violation of this warranty, City shall have the right to rescind this Agreement without liability. For the term of this Agreement, no member, officer or employee of City, during the term of his or her service with City, shall have any direct interest in this Agreement, or obtain any present or anticipated material benefit arising therefrom.

22. Equal Opportunity Employment. Consultant represents that it is an equal opportunity employer and it shall not discriminate against any subcontractor, employee or applicant for employment because of race, religion, color, national origin, disability, ancestry, sex or age. Such non-discrimination shall include, but not be limited to, all activities related to initial employment, upgrading, demotion, transfer, recruitment or recruitment advertising, layoff or termination.

23. Drug-Free Workplace Certification. By signing this Agreement, Consultant hereby certifies under penalty of perjury under the laws of the State of California that the Consultant will comply with the requirements of the Drug438 Free Workplace Act of 1990 (Government Code Section 8350, et seq.) and will provide a drug-free work place by taking the following actions:
a. Publish a statement notifying employees that unlawful manufacture, distribution dispensation, possession, or use of a controlled substance is prohibited and specifying actions to be taken against employees for violations, as required by Government Code Section 8355 ( a). b. Establish a Drug-Free Awareness Program as required by Government Code Section 8355(b) to inform employees about all of the following:
i. The dangers of drug abuse in the workplace;
ii. The person’ s or organization’ s policy of maintaining a drug-free workplace;
iii. Any available counseling, rehabilitation and employee assistance program; and
iv. Penalties that may be imposed upon employees for drug abuse violations.
c. Provide, as required by Government Code Section 8355( c), that every employee who performs grant activities under this Agreement:
i. Will receive a copy of the Consultant’ s drug-free policy statement; and
ii. Will agree to abide by the terms of the Consultant’ s statement as a condition of employment on this Agreement.

Failure to comply with these requirements may result in suspension of payments under this Agreement or termination of the Agreement, or both, and Consultant may be ineligible for award of any future City agreements if City determines that any of the following has occurred: the Consultant 1) has made false certification, or (2) violates the certification by failing to carry out the requirements as noted above.

25. Debarment, Suspension, Ineligibility and Voluntary Exclusion. By signing this Agreement, Consultant assures that neither it nor its principals, is presently debarred, suspended, proposed for debarment, declared ineligible, or 439
voluntarily excluded from participating in covered transactions by any Federal department or agency.

26. Americans with Disabilities Act. By signing this Agreement, Consultant assures the City that it complies with the American with Disabilities Act (ADA) of 1990, 42 U.S.C. 12101, et. seq.), which prohibits discrimination on the basis of disability, as well as all applicable regulations and guidelines issued pursuant to ADA.

27. Amendments. This Agreement may be modified or amended only by a written document executed by both Consultant and City and approved as to form by the City Attorney.

31. Time is of the Essence. Time is of the essence for this Agreement.

32. Authority to Enter Agreement. Consultant has all requisite power and authority to conduct its business and to execute, deliver, and perform the Agreement.

Each party warrants that the individuals who have signed this Agreement have the legal power, right, and authority to make this Agreement and to bind each respective party.

IN WITNESS WHEREOF, the parties have caused this Agreement to be executed on the date first written above.
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CITY OF SOUTH LAKE TAHOE: CONSULTANT: Lumos and Associates By___________________________ By________________________________ Anush Nejad, Director of Public Works Tim Russell, Director of Engineering Date __________________________ Date _____________________________ Business License # 314513
APPROVED AS TO FORM:

By____________________________ Date ________________________________ Heather Stroud, City Attorney
ATTEST:

By______________________________ Date ________________________________ Susan Blankenship, City Clerk
Attachments:

Exhibit A – Scope of Services
Exhibit B – Compensation Schedule
Exhibit C - Anti-Lobbying Certification
Exhibit D – Certificate of Insurance ( COI)
Timothy Russell ( Jul 23, 2024 07: 29 PDT)
Timothy Russell
2024Jul 23, 2024 Jul 23,
Heather Stroud ( Jul 23, 2024 09: 48 PDT)
Jul 23, 2024
Susan Blankenship ( Jul 23, 2024 11:24 PDT)
Jul 23, 2024
441

EXHIBIT A

SCOPE OF SERVICES
442
Carson City • El Dorado Hills • Fallon • Lake Tahoe • Reno www.LumosInc. com L:\ Marketing\ Proposals\ 2024 Proposals\ LA24.566 - James and Eloise Drainage SLT\ 02_Proposal Content\ Final\ LA24.566 James & Eloise Drainage Maintenance Project.docx
Lake Tahoe
312 Dorla Court, Suite 202 | PO Box 890
Zephyr Cove, Nevada 89448
775.588.6490
June 8, 2024 LA24.566
Stephen Anderjack
Associate Civil Engineer
City of South Lake Tahoe
1740 D St
South Lake Tahoe, CA 96150
Via email: sanderjack@cityofslt. us
Subject: James and Eloise Drainage Maintenance Project
Proposal for Professional Services
Dear Mr. Anderjack:

Lumos & Associates, Inc. ( Lumos) is pleased to provide you with this proposal for engineering and related services for the proposed James and Eloise Drainage Maintenance Project.

Project Understanding
The proposed project involves the trenchless pipe rehabilitation of approximately 300 lineal feet of the City of South Lake Tahoe’s existing public storm drain system. The proposed storm drain improvements cross 2028 & 2042 5th Street, 942 James Avenue, 953 Eloise Avenue, and public right of way in the City of South Lake Tahoe, California.

The existing 54-inch arch corrugated metal pipe ( CMP) storm drain is near the end of its useful life.

The bottom section of the pipe along the flowline is essentially rusted out due to significant corrosion, therefore threatening the structural integrity of the pipe, as well posing risk of further scouring of the pipe subgrade during storm events. On the surface directly above the pipe alignment, the property owner at APN 023-191-022 and 023-191-023 has built numerous structures ( wooden decks and stairs, lean-to sheds, etc.) and stored vehicles and equipment over the years, creating more challenges and costs related to an open-trench pipe replacement option. Our team has discussed this project with multiple CIPP lining contractors to determine whether this section of pipe would be a strong candidate for lining. Both contractors agreed that this would be a candidate, but recommended CCTV along the existing storm drain alignment to fully understand the extents of grout patching to fill voids and prep the pipe for lining operations. If the CCTV assessment conducted during the predesign stage allows for trenchless pipe rehabilitation, either cured-in-place-pipe ( CIPP) or spray-inplace-pipe (SIPP) lining, then the benefits of lining the pipe versus an open-trench pipe replacement would likely result in the following:

Lower overall construction costs
Create a like-new, smooth and structurally stable lined pipe Drastically shorten the construction period and inconvenience to adjacent properties and traffic along James Avenue and Elouise Avenue. Preliminary construction schedule to line approximately 300 lineal feet of pipe is estimated at approximately 2-3 days ( 1 day for prep and 1-2 days for lining activities)
Eliminate the need to remove and replace all the private surface improvements along the pipe alignment
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Page 2 ends

Avoid an open trench directly adjacent to an existing building foundation This proposal outlines the scope and fee associated with developing construction plans for trenchless pipe rehabilitation of the existing storm drain. If the CCTV pipe evaluation reveals that the project is not a good candidate for trenchless rehabilitation, then this proposal/ future agreement can be amended to include the development of construction plans for open-trench pipe replacement option.

We propose the following tasks to assist you with your project:

Project Scope
Task 1 – Storm Drain CCTV Assessment and Recommendations Lumos will hire a sub-consultant to clean with Hydro-Vac and then CCTV the existing storm drain system. Lumos will review the existing storm drain CCTV videos and any as-builts, photos or other relevant documentation provided by the City. The CCTV will provide the opportunity to identify current pipe conditions, locate lateral/ blind connect tie-ins ( if any), confirm information from asbuilts, and determine the necessary prep work to support trenchless pipe rehabilitation activities.

Information taken from the CCTV assessment, as well as observations and recommendations for improvements, will be summarized in a brief memorandum.

Task 2 – Civil Design, OPCC, and Construction Documents ( Trenchless Pipe Rehabilitation Option)
Lumos shall prepare Final Construction Plans, Engineer’s Opinion of Probable Construction Cost OPCC), and Technical Specifications suitable for construction bid advertisement for the project, as described in the Project Understanding section, in accordance with the City’s standards and requirements. The drawings will be prepared on 24x36” format sheets at standard engineering scale.

The plans will show all elements of project construction including but not limited to title sheet, plan and profile, detail sheets, BMP plan, easement/ right-of-way lines, control, property information, and any other details necessary for construction. The plans will be submitted to the City of South Lake Tahoe for review at the 90% and Final submittal stages. At the 90%, and Final project milestones, Lumos will conduct one ( 1) virtual meeting with the City to review the design and discuss design comments. Lumos understands that additional meetings may be required to discuss review comments and design issues. Lumos will perform a quality control review of the revisions to ensure comments have been addressed at each submittal stage.
90% Improvement Plans Submittal:

Lumos will submit 90% plans and OPCC to the City for review. Draft contract documents and technical specifications will be provided at 90%. The City will electronically provide Lumos the boilerplate of the contract documents and technical specifications in MS Word format.

Final Improvement Plans Submittal:

The Final design plans will address all comments generated from the 90% design plan review. The Final contract documents shall include all bid items, alternative options and technical provisions required for the project. A Final Engineer’s Opinion of Probable Construction Cost will be prepared for the project based on final designs and any alternative options. The cost options shall be in the same format as the bid proposal form included in the contract documents. An estimate of the time necessary to complete construction will be provided by Lumos. 444

Page 3 ends

Task 3 – Construction Assistance
Lumos & Associates will be available to answer questions, modify plans, review submittals, or prepare record drawings. The fees required to complete this task cannot be anticipated. Therefore, this task will be billed on a time and materials basis in accordance with our current fee schedule.

Task 4 – On-Call Services
Lumos & Associates will be available to complete additional work and/or attend project meetings not otherwise specified in this scope of services and as requested by the client. Lumos shall receive written authorization from the client prior to commencing any work under this task. Work performed under this task will be billed on a time and materials basis in accordance with our current fee schedule.

Assumptions / Exceptions
Lumos has made the following assumptions in preparation of this proposal:

Trenchless pipe rehabilitation improvements are proposed for this project. If after the completion of Task 1 it is determined that trenchless rehabilitation is not a viable solution, then this proposal/ future agreement can be amended to include the development of construction plans for an open-trench pipe replacement option.

This project is exempt from TRPA permitting, as the project falls under the “ repair and maintenance of existing facilities” category
Any permit application submittals will be made by the City.

No work is proposed within Caltrans right-of-way.

Design of permanent BMPs to bring the affected parcels into BMP compliance is not included.

This scope does not include preparation of a drainage report, environmental analysis, or any other technical engineering reports as we do not anticipate them being required.

Geotechnical investigation is not included with this proposal. If a soils investigation is required, Lumos can provide a separate scope and fee.

No easement document preparation is included.

All permit application and permit fees will be the responsibility of the City.

The City will be responsible for bidding the project.

Fees
The tasks described in the Scope of Work will be completed for the following fees:

Task Description Fee
Task 1 Storm Drain CCTV Assessment and Recommendations $ 10,300 Task 2
Civil Design, OPCC, and Construction Documents
Trenchless Pipe Rehabilitation Option) $ 13,200
Task 3 Construction Assistance $ 3,700
Task 4 On-Call Services ( T&M) -
Total: $ 27,200
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Page 4 ends

Tasks 1-3 are lump sum. Task 4 is based on time and materials using our current fee schedule. This proposal does not include provisions for surveying, geotechnical investigation, construction staking, inspection, or materials testing services. Lumos & Associates will be happy to amend this proposal as necessary to include any of these services.

If this proposal is acceptable, please execute the attached contract and provisions and return the same to our office. Any additional services requested but not covered by this Scope of Work can be provided by an amendment to this proposal. The attached Standard Provisions of Agreement are a part of this proposal. This proposal is valid for 30 days and subject to change from the date of the proposal.

Thank you again for allowing Lumos & Associates to provide you with this proposal. Please do not hesitate to call me if you have questions.

Sincerely,
Dan Stucky, P.E.

Group Manager – CA PE 77083
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EXHIBIT C

ANTI- LOBBYING CERTIFICATION
Consultant shall submit to City this certification prior to or at the time of the execution of this Agreement.

This certification is a material representation of fact upon which reliance was placed when this transaction was made or entered into. Submission of this certification is a prerequisite for making or entering into this transaction imposed by Section 1352, Title 31, U. S. Code. Any person who fails to file the required certification shall be subject to a civil penalty not less than $10,000 and no more than $100,000 for such failure.

The undersigned certifies, to the best of his or her knowledge or belief, that:

2. If any funds other than federal appropriated funds have been paid or will be paid to any person for influencing or attempting to influence an officer or employee of any agency, a Member of Congress, an officer or employee of Congress, or an employee of a Member of Congress in connection with this Federal contract, grant, loan, cooperative agreement, it will complete and submit Standard Form-LLL, “ Disclosure Form to Report Lobbying,” in accordance with its instruction.

Consultant:

Tim Russell, P.E., Director of Engineering
By:________________________________________
Timothy Russell ( Jul 23, 2024 07: 29 PDT)
Timothy Russell
447

EXHIBIT D
Certificate of Insurance
448
7/ 11/ 2024
L/ P Insurance Services LLC
300 East 2nd Street
Suite 1300
Reno NV 89501
Jessica Carroll
775) 996- 6000 ( 775) 473- 9288
jessica. carroll@lpins. net
Lumos & Associates, Inc. dba: Lumos and Associates
Tobey Wade Consulting
950 Sandhill Rd, Ste. 100
Reno NV 89521
Phoenix Insurance Co 25623
Travelers Property Casualty Co of America25674
Charter Oak Fire Insurance Co 25615
Travelers Casualty & Surety Co of America31194
Arch Specialty Ins Co/ Coalition 21199
CL23121994211
A
X
X
X Drone/ Watercraft Liability
Included
X
A. M. Best Rating: A++ XV
P6303F300743PHX23 12/ 30/ 2023 12/ 30/ 2024
1, 000, 000
1, 000, 000
10, 000
1, 000, 000
2, 000, 000
2, 000, 000
A
X
X X
A. M. Best Rating: A++ XV
8101L5008512343G 12/ 30/ 2023 12/ 30/ 2024
1, 000, 000
B
X X
X 0
A. M. Best Rating: A++ XV
CUP3K0890112343 12/ 30/ 2023 12/ 30/ 2024
Follows Form
5, 000, 000
5, 000, 000
C
N
A. M. Best Rating: A++ XV
UB3P3503902343G 12/ 30/ 2023 12/ 30/ 2024
X
1, 000, 000
1, 000, 000
1, 000, 000
D Professional/ Pollution A. M. Best Rating: A++ XV 9/ 30/ 2023 4/ 1/ 2025 Limit Per Claim $ 2, 000, 000 Architects/ Engineers 107906413 Aggregate $ 4, 000, 000 Project: James and Eloise Drainage Mainteance / Additional Interest Name( s): City of South Lake Tahoe.

See Attached Additional Comments/ Remarks page for information regarding additional coverage terms and Additional Insured status.

City of South Lake Tahoe
1740 D St
South Lake Tahoe, CA 96150
sanderjack@Cityofslt. us
Jessica Carroll/ JESS
The ACORD name and logo are registered marks of ACORD

CERTIFICATE HOLDER
1988- 2014 ACORD CORPORATION. All rights reserved.

ACORD 25 ( 2014/ 01)

AUTHORIZED REPRESENTATIVE

CANCELLATION

DATE (MM/DD/YYYY) CERTIFICATE OF LIABILITY INSURANCE
POLICY LOCJECTPROGEN' L AGGREGATE LIMIT APPLIES PER:

OCCURCLAIMS- MADE

COMMERCIAL GENERAL LIABILITY
PREMISES ( Ea occurrence)$

DAMAGE TO RENTED
EACH OCCURRENCE $
MED EXP ( Any one person)$
PERSONAL & ADV INJURY $
GENERAL AGGREGATE $
PRODUCTS - COMP/ OP AGG $

RETENTIONDED

CLAIMS- MADE
OCCUR
AGGREGATE $
EACH OCCURRENCE $ UMBRELLA LIAB

EXCESS LIAB
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES ( ACORD 101, Additional Remarks Schedule, may be attached if more space is required)

INSRLTR TYPE OF INSURANCE POLICY NUMBER

POLICY EFF(

MM/DD/YYYY)

POLICY EXP(

MM/DD/YYYY) LIMITS
PER

STATUTE
OTHER
E.L. EACH ACCIDENT
E.L. DISEASE - EA EMPLOYEE
E.L. DISEASE - POLICY LIMIT

ANY PROPRIETOR/ PARTNER/ EXECUTIVE
If yes, describe under
DESCRIPTION OF OPERATIONS below
Mandatory in NH)
OFFICER/ MEMBER EXCLUDED?

WORKERS COMPENSATION

AND EMPLOYERS' LIABILITY Y / N

AUTOMOBILE LIABILITY

ANY AUTO

ALL OWNED SCHEDULED

HIRED AUTOS

NON- OWNED

AUTOS AUTOS
AUTOS

COMBINED SINGLE LIMIT
BODILY INJURY ( Per person)
BODILY INJURY ( Per accident)
PROPERTY DAMAGE $

THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS

CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS.

INSD
ADDL
WVD
SUBR
N / A
Ea accident)
Per accident)
OTHER:

THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS

CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER.

IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must be endorsed. If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s).

COVERAGES CERTIFICATE NUMBER: REVISION NUMBER:

INSURED
PHONE(
A/C, No, Ext):

PRODUCER
ADDRESS:

E-MAIL
FAX
A/C, No):

CONTACTNAME:

NAIC #
INSURER A :

INSURER B :

INSURER C :

INSURER D :

INSURER E :

INSURER F :

INSURER( S) AFFORDING COVERAGE

SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE

THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS.

INS025 (201401)
449
Insurer E: Cyber Liability / Policy # C4NHM084997CYBER2023 / Effective 03/ 31/ 2023 - 03/ 31/ 2024 - Limit of Liability $ 2, 000, 000 Each Claim.

Continued from Description of Operations Section:

NAMED INSURED: LUMOS & ASSOCIATES, INC.

When Named Insureds operations are performed for Certificate Holder and/ or entities listed in Description of Operations on the Acord 25 form pursuant to a valid written contract or agreement executed by the Named Insured prior to loss, in accordance with the noted policy( ies): Additional Insured Status is determined by attached GL Form # CGD414( 04/ 08) and # CGD379( 02/ 19), Auto Form # CAT353( 02/ 15) and # CAT474( 02/ 16); Waiver of Subrogation Status is determined by GL Form # CGD379( 02/ 19), Auto Form # CAT353( 02/ 15), Workers Compensation Form # WC000313 & WC990376 ( CA); Primary and Non- Contributory Status is determined by GL Form # CGD414( 04/ 08) and Auto Form # CAT474( 02/ 16). Umbrella/ Excess Liability Follows Form.

COMMENTS/ REMARKS
OFREMARK COPYRIGHT 2000, AMS SERVICES INC.
450

COMMERCIAL GENERAL LIABILITY
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.

XTEND ENDORSEMENT FOR ARCHITECTS, ENGINEERS

AND SURVEYORS
This endorsement modifies insurance provided under the following:

COMMERCIAL GENERAL LIABILITYCOVERAGE PART
GENERAL DESCRIPTION OF COVERAGE – This endorsement broadens coverage. However, coverage for any injury, damage or medical expenses described in any of the provisions of this endorsement may be excluded or limited by another endorsement to this Coverage Part, and these coverage broadening provisions do not apply to the extent that coverage is excluded or limited by such an endorsement. The following listing is a general coverage description only. Read all the provisions of this endorsement and the rest of your policy carefully to determine rights, duties, and what is and is not covered.

A. Non- Owned Watercraft– 75 Feet Long Or Less H. Blanket Additional Insured – Governmental ToB. Who Entities – Permits Or Authorizations Relating Is An Insured – Unnamed Subsidiaries PremisesC. Who Is An Insured – Retired Partners, Members, GovernmentalDirectors And Employees I. Blanket Additional Insured – ToD. Entities – Permits Or Authorizations RelatingWho Is An Insured – Employees And Volunteer OperationsWorkers – Bodily Injury To Co- Employees, CoMalpracticeVolunteer Workers And Retired Partners, J. Incidental Medical Members, Directors And Employees K. Medical Payments – Increased Limit E. Who Is An Insured – Newly Acquired Or Formed L. Amendment Of Excess Insurance Condition – Limited Liability Companies Professional Liability
F. Blanket Additional Insured – Controlling Interest M. Blanket Waiver Of Subrogation – When Required AgreementG. Blanket Additional Insured – Mortgagees, By Written Contract Or N. Contractual Liability – Railroads
PROVISIONS uses or is responsible for the use of a
watercraft that you do not own that is: A. NON- OWNED WATERCRAFT – 75 FEET LONG OR LESS 1) 75 feet long or less; and

1.( personThe following replaces Paragraph 2) of 2) Not being used to carry any WatercraftExclusion , , g. Aircraft, Auto Or or property for a charge; in Paragraph 2. of SECTION I – B. WHO IS AN INSURED – UNNAMED COVERAGES – COVERAGE A – BODILY SUBSIDIARIES
INJURY AND PROPERTY DAMAGE ISThe following is added SECTION II – WHO toLIABILITY:

AN INSURED:
2)
Any of your subsidiaries, other than a partnership(
a) 75 feet long or less; and
or joint venture, that is not shown as a Named
b) Not being used to carry any person Insured in the Declarations is a Named Insured or property for a charge; if:

2. The following replaces Paragraph 2.e. of a. You are the sole owner of, or maintain an SECTION II – WHO IS AN INSURED: ownership interest of more than 50% in, such e. policyAny person or organization that, with subsidiary on the first day of the andyour express or period; implied consent, either
CG D3 79 02 19 2017 The Travelers Indemnity Company. All rights reserved. Page 1 of 6© Includes copyrighted material of Insurance Services Office, Inc. with its permission.

Assignees, Successors Or Receivers
A watercraft you do not own that is:
451

COMMERCIAL GENERAL LIABILITY
b. Such subsidiary is not an insured under Unless you are in the business or occupation caresimilar other insurance. of providing professional health andNoservices, Paragraphs , , 1)(a) ( b) ( c) ( d)
such subsidiary is an insured for " bodily
arisinginjury" above do not apply to " bodily injury" or " property damage" that occurred, or out of providing or failing to provide first aid" personal and advertising injury" caused by an youroffense or "Good Samaritan services" by any of committed: retired partners, members, directors or a. Before you maintained an ownership interest " employees", other than a doctor. Any such of more than 50% i n such subsidiary; or retired partners, members, directors or provideb. employees" providing or failing to After the date, i f any, during the policy period duringthat first aid or "Good Samaritan services" you no longer maintain an ownership beinterest their work hours for you will be deemed to of more than 50% in such subsidiary. acting within the scope of their employment
IIFor purposes of Paragraph 1. of Section – Who by you or performing duties related to the Is An Insured, each such subsidiary will be conduct of your business. deemed to be designated in the Declarations as:(
2)" Personal injury":
a. A limited liability company;(
a) To you, to your current or retired
b. An organization other than a partnership, partners or members ( if you are a joint venture or limited liability company; or partnership or joint venture), to your ac. A trust; current or retired members ( if you are
otheras limited liability company), to yourindicated in its name or the documents that orgovern current or retired directors
its structure." employees" while in the course of his or C. WHO IS AN INSURED – RETIRED PARTNERS, her employment or performing duties MEMBERS, DIRECTORS AND EMPLOYEES related to the conduct of your business, or to your other " volunteer workers"
The following is added to Paragraph 2. of while performing duties related to theSECTION II – WHO IS AN INSURED: conduct of your business; Any person who is your retired partner, member,( b) To the spouse, child, parent, brother or director or "employee" that is performing services sister of that current or retired partner, for you under your direct supervision, but only for member, director, " employee" or ofacts within the scope of their employment by you volunteer worker" as a consequence or while performing duties Paragraph 2)(a) above; related to the conduct of your business. However, no such retired ( c) For which there is any obligation to partner, member, director or " employee" is an share damages with or repay someone ofinsured for: else who must pay damages because
the injury described in Paragraph 2)(a)
1)" Bodily injury":( or b) above; or
a) To you, to your current partners or ( d) Arising out of his or her providing or members ( if you are a partnership or
carejoint failing to provide professional healthventure), to your current members services.( if you are a limited liability company) or
3)" Property damage" to property: to your current directors; b)orTo the spouse, child, parent, brother or a)( Owned, occupied or used by; sister of that current partner, member or (
controldirector b) Rented to, in the care, custody oras a consequence of Paragraph of, or over which control is( 1)(a) above;
being exercised for any purpose by;
c) For which there is any obligation to
membersshare you, any of your retired partners, damages with or repay someone retiredelse who must pay damages because of or directors, your current or the injury described in Paragraph 1)(a) employees" or " volunteer workers", any( or b) above; or current partner or member ( if you are a partnership or joint venture), or any current( d) Arising out of his or her providing or liabilityfailing to provide professional health care member ( if you are a limited services. company) or current director.
19Page 2 of 6 © 2017 The Travelers Indemnity Company. All rights reserved. CG D3 79 02 Includes copyrighted material of Insurance Services Office, Inc. with its permission. physical
452

COMMERCIAL GENERAL LIABILITY
D. WHO IS AN INSURED – EMPLOYEES AND organization will be deemed to be VOLUNTEER WORKERS – BODILY INJURY designated in the Declarations as:

TO CO- EMPLOYEES, CO- VOLUNTEER
a. A limited liability company;

WORKERS AND RETIRED PARTNERS,
b. An organization other than a partnership, MEMBERS, DIRECTORS AND EMPLOYEES joint venture or
The following is added to Paragraph limited2. a.( 1) of orSECTION II – WHO IS AN INSURED:
c. A trust;(
Paragraphs , 1)(a) ( b) ( and c) above do not
documentsapply as indicated in its name or the to "bodily injury" to a current or retired cothat govern its structure." employee" while in the course of the coemployee's" employment by you or performing F. BLANKET ADDITIONAL INSURED –" INTERESTduties related to the conduct of your business, or CONTROLLING to " bodily injury" to your other " volunteer
toworkers" 1. The following is added SECTION II –
or retired partners, members or WHO IS AN INSURED :
directors while performing duties related to the
financialconduct Any person or organization that has of your business. toE. control of you is an insured with respect
WHO IS AN INSURED – NEWLY ACQUIRED liability for " bodily injury", " property damage" OR FORMED LIMITED LIABILITY COMPANIES or " personal and advertising injury" that The following replaces Paragraph 3. of arises out of:

SECTION II – WHO IS AN INSURED:
a. Such financial control; or

3. Any organization you newly acquire or form,
sother b. Such person' s or organization'than a partnership or joint venture, and ofof ownership, maintenance or use
which you are the sole owner or in which
premises leased to or occupied by you.
you maintain an ownership interest of more
orthan The insurance provided to such person 50%, will qualify as a Named Insured if structuralthere is no other similar insurance available organization does not apply to demolitionto alterations, new construction or that organization. However:
sucha. operations performed by or on behalf ofCoverage under this provision is person or organization.
afforded only:

2. The following is added to Paragraph 4. of(
1) Until the 180th day after you acquire
SECTION II – WHO IS AN INSURED:
or form the organization or the end
anyof the policy period, whichever is This paragraph does not apply to hasearlier, premises owner, manager or lessor that if you do not report such organization financial control of you. in writing to us within 180 days after you acquire or form it; G. BLANKET ADDITIONAL INSURED – or MORTGAGEES, ASSIGNEES, SUCCESSORS
2) Until the end of the policy period, OR RECEIVERS(
when that date is later than 180 da ys
toafter ISThe following is added SECTION II – WHOyou acquire or form such AN INSURED:
organization, if you report such
Any person or organization that is a mortgagee, organization in writing to us within you180 days after you acquire or assignee, successor or receiver and that formit; agreementb. have agreed in a written contract orACoverage does not apply to " bodily thisinjury" to include as an additional insured onor " property damage" that withoccurred Coverage Part is an insured, but onlybefore you acquired or formed respect to its liability as mortgagee, assignee,
the organization; and
successor or receiver for "bodily injury", "property
c. BCoverage does not apply to " personal damage" or " personal and advertising injury" and advertising injury" arising out of an that:
offense committed before you acquired
thator a. Is " bodily injury" or " property damage" formed the organization. occurs, or is " personal and advertising injury"
For the purposes of Paragraph 1. of Section caused by an offense that is committed, II – Who Is An Insured, each such
CG D3 79 02 19 2017 The Travelers Indemnity Company. All rights reserved. Page 3 of 6© Includes copyrighted material of Insurance Services Office, Inc. with its permission. liability company;
453

COMMERCIAL GENERAL LIABILITY
subsequent to the signing of that contract or openings, sidewalk vaults, elevators, street agreement; and banners or decorations.
b. Arises out of the ownership, maintenance or I. BLANKET ADDITIONAL INSURED – PERMITSuse of the premises for which that GOVERNMENTAL ENTITIES – TOmortgagee, assignee, successor or receiver OR AUTHORIZATIONS RELATING OPERATIONSis required under that contract or agreement
to be included as an additional insured on
tothisISThe following is added SECTION II – WHO
Coverage Part. AN INSURED:

The insurance provided to such mortgagee,
permitassignee, Any governmental entity that has issued a successor or receiver is subject to the
operationsfollowing or authorization with respect to
provisions: performed by you or on your behalf and that you a. The limits of insurance provided to such are required by any ordinance, law, building code mortgagee, assignee, successor or receiver or written contract or agreement to include as an will be the minimum limits that you agreed to additional insured on this Coverage Part is an provide in the written contract or agreement, insured, but only with respect to liability for or the limits shown in the Declarations, " bodily injury", " property damage" or " personal whichever are less. and advertising injury" arising out of such operations. b. The insurance provided to such person or organization does not apply to: The insurance provided to such governmental 1) Any "bodily injury" or "property damage" entity does not apply to:( that occurs, or any " personal and oradvertising a. Any " bodily injury", " property damage" injury" caused by an offense " personal and advertising injury" arising out that is committed, after such contract or of operations performed for the agreement is no longer in effect; or governmental entity; or 2) Any "bodily injury", " property damage" or b. Any " bodily injury" or " property damage" personal and advertising injury" arising included in the " products- completed out of any structural alterations, new operations hazard". construction or demolition operations
MALPRACTICEperformed J. INCIDENTAL MEDICAL by or on behalf of such themortgagee, assignee, successor or 1. The following replaces Paragraph b. of thereceiver. definition of " occurrence" in
DEFINITIONS Section: H. BLANKET ADDITIONAL INSURED –
inGOVERNMENTAL ENTITIES – PERMITS OR b. An act or omission committed incidentalAUTHORIZATIONS RELATING TO PREMISES providing or failing to provide " GoodSECTION medical services", first aid or "
ISThe following is added to II – WHO
unlessAN Samaritan services" to a person,
INSURED:
you are in the business or occupation of
careAny governmental entity that has issued a permit providing professional health or authorization with respect services. to premises owned or occupied by, or rented or loaned to, you and 2. The following replaces the last paragraph of that you are required by any ordinance, law, ISParagraph 2.a.( 1) of SECTION II – WHO building code or written contract or agreement to AN INSURED:
include as an additional insured on this
occupationCoverage Unless you are in the business orPart is an insured, but only with carerespect of providing professional healthto liability for " bodily injury", " property ( anddamage" services, Paragraphs , , 1)(a) ( b) ( c) ( d)or " personal and advertising injury" above do not apply to " bodily injury" arising arising out of the existence, ownership, use, out of providing or failing to provide:
maintenance, repair, construction, erection or (
ofremoval a)" Incidental medical services" by any of any of the following for which that your " employees" who is a nurse, governmental entity has issued such permit or medicalauthorization: nurse assistant, emergency advertising signs, awnings, technician, paramedic, athletic trainer, canopies, cellar entrances, coal holes, audiologist, dietician, nutritionist, driveways, manholes, marquees, hoist away 19Page 4 of 6 © 2017 The Travelers Indemnity Company. All rights reserved. CG D3 79 02 Includes copyrighted material of Insurance Services Office, Inc. with its permission. 454

COMMERCIAL GENERAL LIABILITY
occupational therapist or occupational that is available to any of your " employees" providingtherapy assistant, physical therapist or for "bodily injury" that arises out of medicalspeech- or failing to provide " incidental language pathologist; or services" to any person to the extent not( b) First aid or " Good Samaritan services" IIsubject to Paragraph 2.a.( 1) of Section – by any of your " employees" or " volunteer Who Is An Insured. workers", other than an employed or
LIMITvolunteer doctor. Any such " employees" K. MEDICAL PAYMENTS – INCREASED or "volunteer workers" providing or failing
oftoThe following replaces Paragraph 7.provide first aid or " Good Samaritan SECTION III – LIMITS OF INSURANCE: services" during their work hours for you Medicalwill be deemed to be acting within the 7. Subject to Paragraph 5. above, the scope of their employment by you or Expense Limit is the most we will pay under performing duties related to the conduct CCoverage for all medical expenses of your business. because of " bodily injury" sustained by any

3. The following replaces the last sentence of one person, and will be the higher of:

OFParagraph 5. of SECTION III – LIMITS
orINSURANCE: a.$ 10, 000;
ofFor b. The amount shown in the Declarationsthe purposes of determining the Expenseapplicable this Coverage Part for Medical Each Occurrence Limit, all related Limit. acts or omissions committed in providing or
failing to provide " incidental medical L. AMENDMENT OF EXCESS INSURANCE services", first aid or " Good Samaritan CONDITION – PROFESSIONAL LIABILITY services" to any one person will be deemed
The following is added to Paragraph , 4.b. to be one " occurrence". of4. Excess Insurance SECTION IV –,
The following exclusion is added to COMMERCIAL GENERAL LIABILITY Paragraph , , 2. Exclusions of SECTION I – CONDITIONS:

COVERAGES – COVERAGE A – BODILY
otherINJURY This insurance is excess over any of the AND PROPERTY DAMAGE contingentLIABILITY: insurance, whether primary, excess, ProfessionalSale or on any other basis, that is
Of Pharmaceuticals Liability or similar coverage, to the extent the Bodily injury" or " property damage" arising loss is not subject to the professional services out of the violation of a penal statute or Bexclusion of Coverage A or Coverage . ordinance relating to the sale of
M. BLANKET WAIVER OF SUBROGATION – pharmaceuticals committed by, or with the CONTRACTknowledge WHEN REQUIRED BY WRITTEN
or consent of the insured.

AGREEMENT5. ORDEFINITIONSThe following is added to the
TransferThe following is added to Paragraph , 8. Section:

Of Rights Of Recovery Against Others To Us,"
Incidental medical services" means:

GENERALof SECTION IV – COMMERCIAL
a. Medical, surgical, dental, laboratory, x- LIABILITY CONDITIONS:
ray or nursing service or treatment,
oradvice If the insured has agreed in a written contractor instruction, or the related offurnishing agreement to waive that insured' s right of food or beverages; or recovery against any person or organization, we
b. The furnishing or dispensing of drugs or
personmedical, waive our right of recovery against suchdental, or surgical supplies or makeappliances. or organization, but only for payments we because of:

6. The following is added to Paragraph , 4.b.
thatExcess a." Bodily injury" or " property damage" Insurance of SECTION IV –, orCOMMERCIALoccurs; GENERAL LIABILITY
byCONDITIONS: b." Personal and advertising injury" caused an offense that is committed; This insurance is excess over any valid and collectible other insurance, whether primary, subsequent to the signing of that contract or excess, contingent or on any other basis, agreement.

COMMERCIAL GENERAL LIABILITY
N. CONTRACTUAL LIABILITY – RAILROADS

1. The following replaces Paragraph c. of the
definition of " insured contract" in the
DEFINITIONS Section:
c. Any easement or license agreement;

2. Paragraph f.(1) of the definition of " insured
DEFINITIONScontract" in the Section is
deleted.
19Page 6 of 6 © 2017 The Travelers Indemnity Company. All rights reserved. CG D3 79 02 Includes copyrighted material of Insurance Services Office, Inc. with its permission. 456

COMMERC LIAL GENERAL LIABI ITY
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.

BLANKET ADDITIONAL INSURED – WRITTEN

CONTRACTS (ARCHITECTS, ENGINEERS AND

SURVEYORS)
This endorsement folmod ifies insurance pro vided under t he lowing:

COMMERC AIAL GENERAL LIABIL ITY COVERA GE P RT

1. ISThe fopropertyl" lowing is added to SECT ION II – WHO plies only to such " bodily injury or " AN INSURED: damage" tha t occurs be fore the end o f the period of time for which the " writ ten contrac t re- Any person or organization that you agree in a quiring insurance" requires you to pro idev" written contrac t requi ring " insurance to include as pansuch coverage or the end of the pol icy eriod, additiona l insured on this Co verage Part, but:
whichever is earlier.
a. Only with respect to liabfility or

2. The fololowing is added to Paragraph 4.a. f"SEC- property da " mage or " personal injur y"; and YITb. T ON IV – COMMERCIAL GENERAL LIABILI
Iorf, and only to the ex , tent that the injury CONDI IONST:
damage is caused by acts or omissions of
The insurance provinsuredided to the additional
you or your subcontractor in the performance
tibof " is excess over any valid and collec le "other inyour work" to which the " written contract surance", whether primary excess, contingent or, requiring insurance" applies. The person or iorganization on any other basis, that is ava lable to the addi- does not quali additionalfy as an youinsured tional insured for a loss , we cover. However if with respect to the independe nt acts
irorspecifingica lly agree in the "written contract requ o .missions of such person or organization insurance" that this insurance provided to the adThe insurance prov ided to such additional insured ustisditmional insured under this Coverage Part
limited as follows: apply on a primary basis or a primary and nonc. In the etov ent that the Limits of Insurance of contributory basis, this insurance is primary this Coverage Part shown in the Declarations " other insurance" available to the additional inexceed the lasi mits of liability required by the sured which covers that person or organization written contract requirnoting insurance", the in- a named insured for such loss, and we will surance provided to the additional insured share with that " other insurance". But this insurshall be limited to the limits of liability required ance provided to the additional insured still is exby that " written contract requiring insurance". cess over any valid and collectib "le other insurThis endorsement shall not increase the lionm its ance", whether primary, excess, contingent or of insurance described in Section – additIIImv Li its any other basis, that is a ailable to the ional Of Insurance. insured when that person or organization is an additiona l insured under any " other insurance". d. This insurance does not apply to the rendering otof or failure to render any " pro fessiona l 3. The fol lowing is added SEC TION IV – COMserv " errorsices or construction management MERCIAL GEN TERAL LIABIL ITY COND I IONS:
or omissions. Duties IOf An Add itiona l nsured
e. This insurance does not apply to " bodi ly in- As a condition of coverage provided to the addijury" or " property damage" caused by " your tional insured:
work" and included in the " productsa. The additional insured must giwrittenve us comp theleted operations hazard" unless
notice as soon as practicable of "an " occur- written contract requir specifing insurance" irence" or an ofafense which may result in calleragey requ ires you to pro vide such cov clai . noticem To the extent possible, such for that addit ional insured, and then the insurshould include:
ance pro vided to the addi tiona l insured apCG D4 14 04 08 © 22008 The Travelers Companies, Inc. Page 1 of bodily injury",
457

COMMERC LIAL GENERAL LIABI ITY
i. How, when and where the " occurrence" any prowouldv ider of other insurance which or oplacef ; fense took cowever the addit ional insured for a loss fii. The names and addresses of any co . ectver , However this condition does not af injured persons and witnesses; and whether this insurance prov ided to the additional insured is pri mary to that other insuriii. The nature and oorf any injury whichidamage ance ava lable to the insured arising out orf the "occurrence" aversof co that person or organization as fense.
named insured.
b. Iagainstf " a is made or " suit is brought
Tthe4. IONSThe following is added to the DEFIN I Sec- additional insured, the additional insured tion: must:
thatW ritten contract requir ing insurance" means i. Ithem media tely record the speci fics of underclai part of any written contract or agreement m or " suit" and the date recei ved; and which you are required to a person or orii.
ganization as an additional insured on this CoverThe additweional insured must see to it that age Part, pro andv ided that the " bodi ly in " jury receiasv e written notice of the cla i "m or " suit" property damage" occurs and the " personal insoon as practicable. jury" is caused by an offense committed:
c. The addit telyional insured must immedia send a. Acontractfter the signing and e xecut ion of the us copies of all legal papers received in con- or agreement by you; sui ", witht cooperate
isusb. While that part o f the contrac t or agreement
in the inthevest igation or of
ectclaiin eandf f ;
m or defense against the " suit", and othpererwise c. Before the end of the policy iod. comply with al l pol icy condit ions. d. The additional insured must tender the defense and indetomni ty of "any or " suit

Page 2 of 2 ends

claim
settlement
include
nection with the claim or
claim
location
additional
Notify us as soon as practicable.
458

COMMERCIAL AUTO
This endorsement modifies insurance provided under the following:

BUSINESS AUTO COVERAGE FORM
CA T3 53 02 15
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.

BUSINESS AUTO EXTENSION ENDORSEMENT
2015 The Travelers Indemnity Company. All rights reserved. Page 1 of 4© Includes copyrighted material of Insurance Services Office, Inc. with its permission.

GENERAL DESCRIPTION OF COVERAGE – This endorsement broadens coverage. However, coverage for any injury, damage or medical expenses described in any of the provisions of this endorsement may be excluded or limited by another endorsement to the Coverage Part, and these coverage broadening provisions do not apply to the extent that coverage is excluded or limited by such an endorsement. The following listing is a general coverage description only. Limitations and exclusions may apply to these coverages. Read all the provisions of this endorsement and the rest of your policy carefully to determine rights, duties, and what is and is not covered.

A. BROAD FORM NAMED INSURED
B. BLANKET ADDITIONAL INSURED
C. EMPLOYEE HIRED AUTO
D. EMPLOYEES AS INSURED
E. SUPPLEMENTARY PAYMENTS – INCREASED
LIMITS
F. HIRED AUTO – LIMITED WORLDWIDE COVERAGE – INDEMNITY BASIS G. WAIVER OF DEDUCTIBLE – GLASS

PROVISIONS
A. BROAD FORM NAMED INSURED
The following is added to Paragraph A.1., Who Is
An Insured, of SECTION II – COVERED AUTOS
LIABILITY COVERAGE:

Any organization you newly acquire or form during the policy period over which you maintain 50% or more ownership interest and that is not
separately insured for Business Auto Coverage.

Coverage under this provision is afforded only until the 180th day after you acquire or form the organization or the end of the policy period, whichever is earlier.

B. BLANKET ADDITIONAL INSURED
The following is added to Paragraph c. in A.1.,
Who Is An Insured, of SECTION II – COVERED
AUTOS LIABILITY COVERAGE:

Any person or organization who is required under
a written contract or agreement between you and
that person or organization, that is signed and
executed by you before the " bodily injury" or
property damage" occurs and that is in effect
during the policy period, to be named as an additional insured is an " insured" for Covered Autos Liability Coverage, but only for damages to which
H. HIRED AUTO PHYSICAL DAMAGE – LOSS OF
USE – INCREASED LIMIT
I. PHYSICAL DAMAGE – TRANSPORTATION
EXPENSES – INCREASED LIMIT
J. PERSONAL PROPERTY
K. AIRBAGS
L. NOTICE AND KNOWLEDGE OF ACCIDENT OR
LOSS
M. BLANKET WAIVER OF SUBROGATION
N. UNINTENTIONAL ERRORS OR OMISSIONS
this insurance applies and only to the extent that
person or organization qualifies as an " insured"
under the Who Is An Insured provision contained
in Section II.

C. EMPLOYEE HIRED AUTO

1. The following is added to Paragraph A.1.,
Who Is An Insured, of SECTION II – COVERED AUTOS LIABILITY COVERAGE:

An "employee" of yours is an "insured" while
operating an " auto" hired or rented under a
contract or agreement in an " employee's"
name, with your permission, while performing
duties related to the conduct of your business.

2. The following replaces Paragraph b. in B.5.,
Other Insurance, of SECTION IV – BUSINESS AUTO CONDITIONS:
b. For Hired Auto Physical Damage Coverage, the following are deemed to be covered " autos" you own:
1) Any covered " auto" you lease, hire,
rent or borrow; and
2) Any covered "auto" hired or rented by
your " employee" under a contract in
an " employee' s" name, with your
459

COMMERCIAL AUTO
15Page 2 of 4 © 2015 The Travelers Indemnity Company. All rights reserved. CA T3 53 02 Includes copyrighted material of Insurance Services Office, Inc. with its permission. permission, while performing duties
related to the conduct of your business.

However, any " auto" that is leased, hired,
rented or borrowed with a driver is not a
covered " auto".

D. EMPLOYEES AS INSURED
The following is added to Paragraph A.1., Who Is
An Insured, of SECTION II – COVERED AUTOS
LIABILITY COVERAGE:

Any "employee" of yours is an "insured" while using a covered " auto" you don' t own, hire or borrow in your business or your personal affairs.

E. SUPPLEMENTARY PAYMENTS – INCREASED
LIMITS

1. The following replaces Paragraph A.2.a.(2),
of SECTION II – COVERED AUTOS LIABILITY COVERAGE:
2) Up to $ 3,000 for cost of bail bonds ( including bonds for related traffic law violations) required because of an " accident" we cover. We do not have to furnish
these bonds.

2. The following replaces Paragraph A.2.a.(4),
of SECTION II – COVERED AUTOS LIABILITY COVERAGE:
4) All reasonable expenses incurred by the
insured" at our request, including actual
loss of earnings up to $ 500 a day because of time off from work.

F. HIRED AUTO – LIMITED WORLDWIDE COVERAGE – INDEMNITY BASIS The following replaces Subparagraph ( 5) in Paragraph B.7., Policy Period, Coverage Territory, of SECTION IV – BUSINESS AUTO CONDITIONS:
5) Anywhere in the world, except any country or
jurisdiction while any trade sanction, embargo, or similar regulation imposed by the United States of America applies to and prohibits the transaction of business with or within such country or jurisdiction, for Covered Autos Liability Coverage for any covered auto" that you lease, hire, rent or borrow
without a driver for a period of 30 days or less
and that is not an "auto" you lease, hire, rent
or borrow from any of your " employees",
partners ( if you are a partnership), members
if you are a limited liability company) or
members of their households.
a) With respect to any claim made or " suit"
brought outside the United States of
America, the territories and possessions
of the United States of America, Puerto
Rico and Canada:
i) You must arrange to defend the " insured" against, and investigate or settle any such claim or "suit" and keep us advised of all proceedings and actions.
ii) Neither you nor any other involved
insured" will make any settlement
without our consent.
iii)We may, at our discretion, participate
in defending the "insured" against, or
in the settlement of, any claim or
suit".
iv) We will reimburse the " insured" for
sums that the " insured" legally must
pay as damages because of " bodily
injury" or " property damage" to which
this insurance applies, that the " insured" pays with our consent, but only up to the limit described in Paragraph C., Limits Of Insurance, of SECTION II – COVERED AUTOS
LIABILITY COVERAGE.
v) We will reimburse the " insured" for
the reasonable expenses incurred
with our consent for your investigation of such claims and your defense of the " insured" against any such
suit", but only up to and included
within the limit described in Paragraph C., Limits Of Insurance, of SECTION II – COVERED AUTOS
LIABILITY COVERAGE, and not in
addition to such limit. Our duty to
make such payments ends when we
have used up the applicable limit of
insurance in payments for damages,
settlements or defense expenses.
b) This insurance is excess over any valid
and collectible other insurance available
to the "insured" whether primary, excess,
contingent or on any other basis.
c) This insurance is not a substitute for required or compulsory insurance in any country outside the United States, its territories and possessions, Puerto Rico and Canada.
460

COMMERCIAL AUTO
CA T3 53 02 15 Page 3 of 4
Includes copyrighted material of Insurance Services Office, Inc. with its permission. 2015 The Travelers Indemnity Company. All rights reserved.

You agree to maintain all required or
compulsory insurance in any such country up to the minimum limits required by local law. Your failure to comply with
compulsory insurance requirements will
not invalidate the coverage afforded by
this policy, but we will only be liable to the
same extent we would have been liable
had you complied with the compulsory insurance requirements. d) It is understood that we are not an admitted or authorized insurer outside the United States of America, its territories
and possessions, Puerto Rico and Canada. We assume no responsibility for the furnishing of certificates of insurance, or
for compliance in any way with the laws
of other countries relating to insurance.

G. WAIVER OF DEDUCTIBLE – GLASS
The following is added to Paragraph D., Deductible, of SECTION III – PHYSICAL DAMAGE COVERAGE:

No deductible for a covered " auto" will apply to
glass damage if the glass is repaired rather than
replaced.

H. HIRED AUTO PHYSICAL DAMAGE – LOSS OF
USE – INCREASED LIMIT
The following replaces the last sentence of Paragraph A.4.b., Loss Of Use Expenses, of SECTION III – PHYSICAL DAMAGE COVERAGE:

However, the most we will pay for any expenses
for loss of use is $ 65 per day, to a maximum of
750 for any one "accident".

I. PHYSICAL DAMAGE – TRANSPORTATION
EXPENSES – INCREASED LIMIT
The following replaces the first sentence in Paragraph A.4.a., Transportation Expenses, of SECTION III – PHYSICAL DAMAGE COVERAGE:

We will pay up to $50 per day to a maximum of
1,500 for temporary transportation expense incurred by you because of the total theft of a covered "auto" of the private passenger type.

J. PERSONAL PROPERTY
The following is added to Paragraph A.4., Coverage Extensions, of SECTION III – PHYSICAL DAMAGE COVERAGE:

Personal Property
We will pay up to $400 for "loss" to wearing apparel and other personal property which is:
1) Owned by an " insured"; and
2) In or on your covered "auto".

This coverage applies only in the event of a total
theft of your covered "auto".

No deductibles apply to this Personal Property
coverage.

K. AIRBAGS
The following is added to Paragraph B.3., Exclusions, of SECTION III – PHYSICAL DAMAGE COVERAGE:

Exclusion 3.a. does not apply to "loss" to one or
more airbags in a covered " auto" you own that inflate due to a cause other than a cause of " loss" set forth in Paragraphs A.1.b. and A.1.c., but
only:
a. If that " auto" is a covered " auto" for Comprehensive Coverage under this policy; b. The airbags are not covered under any warranty; and c. The airbags were not intentionally inflated.

We will pay up to a maximum of $1,000 for any
one " loss".

L. NOTICE AND KNOWLEDGE OF ACCIDENT OR
LOSS
The following is added to Paragraph A.2.a., of
SECTION IV – BUSINESS AUTO CONDITIONS:

Your duty to give us or our authorized representative prompt notice of the " accident" or "loss" applies only when the " accident" or " loss" is known to:
a) You (if you are an individual);
b) A partner (if you are a partnership);
c) A member ( if you are a limited liability company); d) An executive officer, director or insurance
manager (if you are a corporation or other organization); or e) Any "employee" authorized by you to give notice of the "accident" or "loss".

M. BLANKET WAIVER OF SUBROGATION
The following replaces Paragraph A.5., Transfer
Of Rights Of Recovery Against Others To Us,
of SECTION IV – BUSINESS AUTO CONDITIONS :

5. Transfer Of Rights Of Recovery Against
Others To Us
We waive any right of recovery we may have
against any person or organization to the extent required of you by a written contract signed and executed prior to any " accident"
or "loss", provided that the "accident" or "loss"
arises out of operations contemplated by
461

COMMERCIAL AUTO
15Page 4 of 4 © 2015 The Travelers Indemnity Compa ny. All rights reserved . CA T3 53 02 Includes copyrighted material of Insurance Services Office, Inc. with its permission. such contract. The waiver applies only to the
person or organization designated in such
contract.

N. UNINTENTIONAL ERRORS OR OMISSIONS
The following is added to Paragraph B.2., Concealment, Misrepresentation, Or Fraud, of SECTION IV – BUSINESS AUTO CONDITIONS:

The unintentional omission of, or unintentional
error in, any information given by you shall not
prejudice your rights under this insurance. However this provision does not affect our right to collect additional premium or exercise our right of cancellation or non- renewal.
462
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463

TRAVELERS

ONE TOWER SQUARE
HARTFORD CT 06183
POLICY NUMBER:

WORKERS COMPENSATION
AND

EMPLOYERS LIABILITY POLICY
ENDORSEMENT WC 00 03 13 ( 00) - 001

WAIVER OF OUR RIGHT TO RECOVER FROM OTHERS ENDORSEMENT
We have the right to recover our payments from anyone liable for an injury covered by this policy. We will not enforce our right against the person or organization named in the Schedule. (This agreement applies only to the extent that you perform work under a written contract that requires you to obtain this agreement from us.) This agreement shall not operate directly or indirectly to benefit any one not named in the Schedule.

SCHEDULE
DESIGNATED PERSON:

DESIGNATED ORGANIZATION:

ANY PERSON OR ORGANIZATION FOR WHICH THE INSURED HAS AGREED

BY WRITTEN CONTRACT EXECUTED PRIOR TO LOSS TO FURNISH THIS WAIVER.

DATE OF ISSUE: ST ASSIGN: PAGE 1 OF 1
464
TRAVELERS.

ONE TOWER SQUARE
HARTFORD CT 06183

WORKERS COMPENSATION
AND

EMPLOYERS LIABILITY POLICY
ENDORSEMENT WC 99 03 76 ( A) - 001
POLICY NUMBER:

WAIVER OF OUR RIGHT TO RECOVER FROM OTHERS

ENDORSEMENT - CALIFORNIA

BLANKET WAIVER)
We have the right to recover our payments from anyone liable for an injury covered by this policy. We will not enforce our right against the person or organization named in the Schedule.

The additional premium for this endorsement shall be 2. 00 % of the California workers' compensation premium.

Schedule
Person or Organization

ANY PERSON OR ORGANIZATION FOR

WHICH THE INSURED HAS AGREED

BY WRITTEN CONTRACT EXECUTED

PRIOR TO LOSS TO FURNISH THIS
WAIVER.

Job Description
This endorsement changes the policy to which it is attached and is effective on the date issued unless otherwise stated.

The information below is required only when this endorsement is issued subsequent to preparation of the policy.)
Endorsement Effective Policy No. Endorsement No.

Insured Premium
Insurance Company Countersigned by
DATE OF ISSUE: ST ASSIGN: Page 1 of 1
465
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.

DPL-2019 Rev. 04-18 Page 1 of 2
2018 The Travelers Indemnity Company. All rights reserved.

POLLUTION LIABILITY ENDORSEMENT – WITH PRIMARY OTHER INSURANCE AND VICARIOUS

LIABILITY COVERAGE
This endorsement changes the following:

Design Professionals Liability Coverage
It is agreed that:

1. The following replaces section IV. DEFINITIONS, J. Insured:

Insured means any Insured Person, Named Insured, Predecessor Firm, or Described Client.

2. The following replaces section IV. DEFINITIONS, Y. Wrongful Act:

Wrongful Act means any:

1. actual or alleged act, error, omission, or Personal Injury Offense in the rendering of or failure to render Professional Services;

2. Network and Information Security Offense; or

3. Pollution Incident,
by any Insured, or by any person or entity, including any joint venture, for whom the Insured is legally liable.

3. The following are added to section IV. DEFINITIONS:

Bodily injury means harm to the physical health of other persons, including sickness or disease, mental anguish, injury, illness, emotional distress, loss of services, or death.

Described Client means any client of a Named Insured, but only for any Claim that is caused by a Wrongful Act that is a Pollution Incident resulting solely from the operations of the Named Insured or any person or entity for whom the Named Insured is legally liable; provided that there is a written agreement, in effect at the time of the Pollution Incident, requiring that such Described Client be named as an Insured in the Named Insured’ s insurance policy for Claims based upon or arising out of pollution.

Hostile Fire means a fire that becomes uncontrollable or breaks out from where it was intended to be.

Mobile Equipment means any of the following types of land vehicles, including attached machinery or equipment:

1. Bulldozers, farm machinery, forklifts, and other vehicles designed for use principally off public roads.

2. Vehicles maintained for use solely on or next to premises the Insured owns or rents.

3. Vehicles that travel on crawler treads.

4. Vehicles, whether self-propelled or not, maintained primarily to provide mobility to permanently mounted:
a. Power cranes, shovels, loaders, diggers, or drills; or b. Road construction or resurfacing equipment such as graders, scrapers, or rollers.

5. Vehicles not described in 1., 2., 3., or 4. above that are not self-propelled and are maintained primarily to provide mobility to permanently attached equipment of the following types:
a. Air compressors, pumps, and generators, including spraying, welding, building cleaning, geo-physical exploration, lighting, and well-servicing equipment; or b. Cherry pickers and similar devices used to raise or lower workers.

6. Vehicles not described in 1., 2., 3., 4., or 5. above maintained primarily for purposes other than transportation of persons or cargo.

Pollution means any actual, alleged, or threatened discharge, dispersal, escape, migration, release, or seepage of any Pollutant.

Policy Number: 105251700
Issuing Company: Travelers Casualty and Surety Company of America 466
DPL-2019 Rev. 04-18 Page 2 of 2
2018 The Travelers Indemnity Company. All rights reserved.

Pollution Incident means any actual, alleged, or threatened discharge, dispersal, escape, migration, release, or seepage of Pollutants into or upon the land or structures thereupon, the atmosphere or any watercourse or body of water, which results in Bodily Injury or Property Damage.

Pollutant means any solid, liquid, gaseous, or thermal irritant or contaminant, including:

1. smoke, vapors, soot, fumes;

2. acids, alkalis, chemicals; and

3. waste, including materials to be recycled, reconditioned, or reclaimed.

Pollutant does not include smoke, vapors, soot, or fumes from a Hostile Fire.

Property Damage means:

1. physical injury to tangible property, including all resulting loss of use of such property; or

2. loss of use of tangible property that is not physically injured.

4. The following is added to section V. EXCLUSIONS:

Pollution, or Ownership or Use of Automobiles, Aircraft, or Watercraft at Certain Locations This policy does not apply to any Claim based upon or arising out any of the following on projects where the Insured is responsible for construction, erection, fabrication, or remediation:

1. Pollution at, on, in, or from any property or facilities that were at any time owned or rented by the Insured or by any entity in joint venture with the Insured.

2. Ownership, maintenance, use, operation, loading, or unloading of any automobile, aircraft, watercraft, or rolling stock, provided that this exclusion will not apply to the ownership, maintenance, use, operation, loading, or unloading of any Mobile Equipment.

5. The following replaces section VI. CONDITIONS, B. OTHER INSURANCE:

This policy will apply only as excess insurance over, and will not contribute with, any other valid and collectible insurance available to the Insured, including any insurance under which there is a duty to defend, unless such insurance is:

1. written specifically excess of this policy by reference in such other insurance to this policy; or

2. issued to a Described Client.

This policy will not be subject to the terms of any other insurance.

When such other insurance available to the Insured has been issued for a specific project or projects, this policy will not respond until the limit of liability of such other insurance, whether such other insurance is stated to be primary, contributory, excess, contingent, self-insured or otherwise, has been exhausted.

When such other insurance available to the Insured is issued to a Described Client, this policy will apply as primary insurance for any Claim covered by both this policy and such other insurance. For such Claims, the insurance issued to the Described Client will apply as excess over, and will not contribute with, the insurance available under the policy.

Nothing herein contained shall be held to vary, alter, waive, or extend any of the terms, conditions, exclusions, or limitations of the above-mentioned policy, except as expressly stated herein. This endorsement is part of such policy and incorporated therein.
467
PTC-1001 Ed. 11-08 Printed in U.S.A. Page 1 of 7
2008 The Travelers Companies, Inc. All Rights Reserved

PROFESSIONAL LIABILITY TERMS AND CONDITIONS
Important Note: This is a claims-made policy. To be covered, a claim must be first made against an Insured during the policy period or any applicable extended reporting period.

The limit of liability available to pay settlements or judgments will be reduced by defense expenses. The deductible applies to defense expenses.

Please read the policy carefully.

These Professional Liability Terms and Conditions apply to the Professional Liability Coverage. If any provision in these Professional Liability Terms and Conditions is inconsistent with or in conflict with any provision of the Professional Liability Coverage, the provisions of the Professional Liability Coverage will control.

I. DEDUCTIBLE
The first Named Insured will bear uninsured the amount of any applicable Deductible.

The Company's obligation to pay Damages and Defense Expenses applies only to the amount of Damages and Defense Expenses that are in excess of the applicable Deductible for each Claim amount set forth in ITEM 5 of the Declarations. The Company may, at its discretion, pay all or part of any Deductible amount on behalf of the first Named Insured, and in such event, the first Named Insured agrees to repay the Company any amounts so paid.

If ITEM 5 of the Declarations indicates that a Deductible applies for all Claims, the Insured's obligation to pay Damages and Defense Expenses, for all Claims made during each Policy Year will not exceed the Deductible amount for all Claims set forth in ITEM 5 of the Declarations. If there is no Deductible amount shown for all Claims, the first Named Insured will be responsible for the each Claim amount for each and every Claim, without further limitation regardless of how often it applies.

II. LIMITS
A. Professional Liability Coverage Limits

1. Professional Services and Network and Information Security Offenses Coverage Limits Regardless of the number of persons or entities bringing Claims or the number of persons or entities who are Insureds:
a. the Company’ s maximum limit of liability for Damages and Defense Expenses, for each Claim made during the Policy Year that results from a Network and Information Security Offense or the rendering of, or failure to render, Professional Services, will not exceed the Professional Services and Network and Information Security Offenses Coverage Limits for each Claim set forth in ITEM 5 of the Declarations; b. the Company’s maximum limit of liability for all Damages and Defense Expenses, for all Claims made during the Policy Year that result from a Network and Information Security Offense or the rendering of, or failure to render, Professional Services, will not exceed the Professional Services and Network and Information Security Offenses Coverage Limit for all Claims set forth in ITEM 5 of the Declarations; and c. the Company’s maximum limit of liability for all Damages and Defense Expenses, for all Claims made during the Automatic Extended Reporting Period or the Optional Reporting Period, if applicable, that result from a Network and Information Security Offense or the rendering of, or failure to render, Professional Services, will not exceed the remaining Professional Services and Network and Information Security Offenses Coverage Limits for the last Policy Year in effect at the time this policy is cancelled or not renewed.
468
PTC-1001 Ed. 11-08 Printed in U.S.A. Page 2 of 7
2008 The Travelers Companies, Inc. All Rights Reserved
B. Additional Benefits Limits

1. Crisis Event Expenses Limits
Regardless of the number of Crisis Events qualifying for Crisis Event Expenses, or the number of persons or entities who are Insureds:
a. the Company’s maximum limit for Crisis Event Expenses for each Crisis Event first occurring during the Policy Year will not exceed the Crisis Event Expenses Limits for each Crisis Event set forth in ITEM 6 of the Declarations; and b. the Company’s maximum limit for Crisis Event Expenses for all Crisis Events first occurring during the Policy Year will not exceed the remaining Crisis Event Expenses Limit for all Crisis Events set forth in ITEM 6 of the Declarations.

2. Disciplinary or Regulatory Proceeding Expenses Limits Regardless of the number of Disciplinary or Regulatory Proceedings qualifying for Disciplinary or Regulatory Proceeding Expenses, or the number of persons or entities who are Insureds:
a. the Company’s maximum limit for Disciplinary or Regulatory Proceeding Expenses for each Disciplinary or Regulatory Proceeding first initiated during the Policy Year will not exceed the Disciplinary or Regulatory Proceeding Expenses Limits for each Disciplinary or Regulatory Proceeding set forth in ITEM 6 of the Declarations; and b. the Company’s maximum limit for Disciplinary or Regulatory Proceeding Expenses for all Disciplinary or Regulatory Proceedings first initiated during the Policy Year will not exceed the remaining Disciplinary or Regulatory Proceeding Expenses Limit for all Disciplinary or Regulatory Proceedings set forth in ITEM 6 of the Declarations.

Payment of Crisis Event Expenses and Disciplinary or Regulatory Proceeding Expenses are not subject to a Deductible and do not reduce the applicable Professional Liability Coverage Limits.

C. Other Provisions
Payment of Damages and Defense Expenses will reduce and may exhaust the applicable Professional Liability Coverage Limits. In the event the amount of Damages or Defense Expenses, or a combination thereof, exceeds the portion of the applicable Professional Liability Coverage Limits remaining after prior payments of Damages or Defense Expenses, or a combination thereof, the Company's liability shall not exceed the remaining amount of the applicable Professional Liability Coverage Limits. In no event will the Company be obligated to make any payment for Damages or Defense Expenses with regard to a Claim made after the applicable Professional Liability Coverage Limit has been exhausted by payment or tender of Damages, or payment of Defense Expenses.

If the Professional Services and Network and Information Security Offenses Coverage Limits are exhausted by the payment of amounts covered under this policy, the premium for this policy will be deemed fully earned, all obligations of the Company will be completely fulfilled, and the Company will have no further obligations.

III. CLAIM DEFENSE
A. The Company has the right and duty to defend any Claim covered by this policy, even if the allegations are groundless, false or fraudulent, including the right to select defense counsel with respect to such Claim, provided that the Company is not obligated to defend or to continue to defend any Claim made after the applicable Professional Liability Coverage Limit is exhausted by payment of Damages and Defense Expenses.

B. The Insured will cooperate with the Company and, upon the Company's request:

1. assist in the defense and settlement of Claims;

2. assist in enforcing rights of contribution or indemnity against any person or entity which may be liable to the Insured because of a Wrongful Act; and

3. attend hearings and trials and assist in securing and giving evidence and obtaining the attendance of witnesses.
469
PTC-1001 Ed. 11-08 Printed in U.S.A. Page 3 of 7
2008 The Travelers Companies, Inc. All Rights Reserved
IV. RIGHT TO APPEAL
The Company has the right, but not the duty, to appeal a judgment awarded against an Insured in a Claim the Company defends.

V. TRANSFER CONTROL OF DEFENSE
A. Before the applicable Professional Liability Coverage Limit is exhausted by the payment of amounts covered under this policy, the Insured may take control of the Claim defense of any outstanding Claim previously reported to the Company, provided that the Company consents to, or a court orders, such transfer of control.

B. If the applicable Professional Liability Coverage Limit is exhausted by the payment of amounts covered under this policy, the Company will notify the Insured as soon as practicable of all outstanding Claims the Company is defending that are subject to such limit.

C. The Company agrees to take all steps necessary during a transfer of control of defense to the Insured of any outstanding Claim to continue that defense during such transfer. When the Company takes such steps, the Insured agrees that the Company does not waive or relinquish any of the Company's rights under this policy. The Insured also agrees to repay the reasonable expenses incurred by the Company for such steps taken after the applicable Professional Liability Coverage Limit has been exhausted.

VI. PRE-CLAIM ASSISTANCE
At the Company's discretion, the Company will pay Pre-Claim Expenses for a Potential Claim reported in accordance with section VIII. NOTICE OF POTENTIAL CLAIMS. Pre-Claim Expenses must be incurred prior to the date that any Claim is made based upon or arising out of such Potential Claim. Payment of Pre-Claim Expenses is not subject to a Deductible and does not reduce the applicable Professional Liability Coverage Limits. Once a Potential Claim becomes a Claim, Damages and Defenses Expenses that result from such Claim are subject to a Deductible and will reduce the applicable Professional Liability Coverage Limits.

VII. INSURED’ S DUTIES IN THE EVENT OF A CLAIM
In the event a Principal Insured becomes aware that a Claim has been made against any Insured, the Insured, as a condition precedent to any rights under this policy, will give to the Company written notice of the particulars of such Claim, including all facts related to any alleged Wrongful Act, the identity of each person allegedly involved in or affected by such Wrongful Act, and the dates of the alleged events, as soon as practicable. The Insured will give the Company such information, assistance and cooperation as the Company may reasonably require.

All notices under this section must be sent or delivered to the Company set forth in ITEM 3 of the Declarations and are effective upon receipt. The Insured will not voluntarily settle any Claim, make any settlement offer, assume or admit any liability or, except at the Insured’ s own cost, voluntarily make any payment, pay or incur any Defense Expenses, or assume any obligation or incur any other expense, without the Company’s prior written consent, such consent not to be unreasonably withheld. The Company will not be liable for any settlement, Defense Expenses, assumed obligation, or admission to which it has not consented.

VIII. NOTICE OF POTENTIAL CLAIMS
If a Principal Insured becomes aware of a Potential Claim and gives the Company written notice during the Policy Period of the particulars of such Potential Claim including:

A. all known facts related to the Potential Claim;
B. the identity, if known, of each person allegedly involved in or affected by such Potential Claim; C. the date such persons became aware of the Potential Claim; 470
PTC-1001 Ed. 11-08 Printed in U.S.A. Page 4 of 7
2008 The Travelers Companies, Inc. All Rights Reserved
D. the dates of the alleged events; and
E. the reasons for anticipating a Claim,
any Claim subsequently made against any Insured arising out of such Potential Claim will be deemed to have been made on the date such notice was received by the Company.

All notices under this section must be sent or delivered to the Company set forth in ITEM 3 of the Declarations and will be effective upon receipt.

IX. RELATED CLAIMS
All Claims or Potential Claims for Related Wrongful Acts will be considered as a single Claim or Potential Claim , whichever is applicable. All Claims or Potential Claims for Related Wrongful Acts will be deemed to have been made the date:

A. the first of such Claims for Related Wrongful Acts was made; or B. the first notice of such Potential Claim for Related Wrongful Acts was received by the Company, whichever is earlier.

X. SUBROGATION
In the event of payment under this policy, the Company is subrogated to all of the lnsured’ s rights of recovery against any person or organization to the extent of such payment and the Insured will execute and deliver instruments and papers and do whatever else is necessary to secure such rights. The Insured will do nothing to prejudice such rights.

Section X. SUBROGATION does not apply if the Insured, prior to the date a Wrongful Act is committed, has waived its right of recovery for Damages that result from such Wrongful Act.

XI. RECOVERIES
All recoveries from third parties for payments made under this policy apply, after first deducting the costs and expenses incurred in obtaining such recovery:

A. first, to the Company to reimburse the Company for any Deductible amount it has paid on behalf of any Insured;
B. second, to the Insured to reimburse the Insured for the amount it has paid which would have been paid hereunder, but for the fact that such amount is in excess of the applicable limit hereunder; C. third, to the Company to reimburse the Company for the amount paid hereunder; and D. fourth, to the Insured in satisfaction of any applicable Deductible paid by the Insured, provided that such recoveries do not include any recovery from insurance, suretyship, reinsurance, security or indemnity taken for the Company’s benefit.

XII. ACQUISITIONS
If, during the Policy Period, the Named Insured acquires or forms an entity that performs Professional Services, coverage will be provided for such acquired or formed entity and its respective Insured Persons for Wrongful Acts committed after the Named Insured acquires or forms such entity. Coverage for such entity will end 90 days after the acquisition or formation of such entity, or the end of the Policy Year, whichever is earlier, unless the Company has agreed to provide such coverage by endorsement. 471
PTC-1001 Ed. 11-08 Printed in U.S.A. Page 5 of 7
2008 The Travelers Companies, Inc. All Rights Reserved
XIII. SPOUSAL AND DOMESTIC PARTNER PROFESSIONAL LIABILITY COVERAGE This policy applies to Damages and Defense Expenses for a Claim made against a person who, at the time the Claim is made, is a lawful spouse or a person qualifying as a domestic partner under the provisions of any applicable federal, state, or local law of an Insured Person, but only for a Wrongful Act actually or allegedly committed by the Insured Person, to whom the spouse is married, or who is joined with the domestic partner.

The Company has no obligation to make any payment for Damages or Defense Expenses in connection with any Claim made against a spouse or domestic partner of an Insured Person for any actual or alleged Wrongful Act committed by such spouse or domestic partner.

XIV. AUTOMATIC EXTENDED REPORTING PERIOD
If this policy is cancelled or not renewed, the Automatic Extended Reporting Period applies without additional premium effective the date such policy is cancelled or not renewed. The Automatic Extended Reporting Period applies to Claims made and reported to the Company during the Automatic Extended Reporting Period, but only for Wrongful Acts committed wholly prior to the effective date this policy is cancelled or not renewed, and which otherwise would be covered. A Claim made during the Automatic Extended Reporting Period will be deemed to have been made on the last day of the Policy Period.

XV. OPTIONAL EXTENDED REPORTING PERIOD
A. If this policy is cancelled or not renewed, the Named Insured may give the Company written notice that it desires to purchase an Optional Extended Reporting Period Endorsement for one of the periods set forth in ITEM 8 of the Declarations. The Optional Extended Reporting Period applies to Claims made during the Optional Extended Reporting Period, but only for Wrongful Acts committed wholly prior to the effective date this policy is cancelled or not renewed and which otherwise would be covered. A Claim made during the Optional Extended Reporting Period will be deemed to have been made on:

1. the last day of the Policy Period; or

2. if such Claim had earlier been reported to the Company during the Policy Period as Potential Claim, the date notice was received by the Company of such Potential Claim, whichever is earlier.

B. The premium due for the Optional Extended Reporting Period Endorsement equals the percentage set forth in ITEM 8 of the Declarations of the annualized premium for this policy, including the fully annualized amount of any additional premiums charged by the Company during the Policy Year prior to the date such policy is cancelled or not renewed. The entire premium for the Optional Extended Reporting Period Endorsement will be deemed fully earned at the commencement of the Optional Extended Reporting Period.

The Optional Extended Reporting Period will not take effect unless the Named Insured has fulfilled all other duties, and complied with all other conditions and requirements under this policy, and:

1. written notice of such election is received by the Company within 60 days of the effective date such policy is cancelled or not renewed;

2. the additional premium for the Optional Extended Reporting Period Endorsement is paid when due; and

3. full payment of the earned premium due, and repayment of any Deductible owed, is received by the Company within 60 days of the effective date such policy is cancelled or not renewed.

When the Optional Extended Reporting Period applies, it replaces the Automatic Extended Reporting Period.
472
PTC-1001 Ed. 11-08 Printed in U.S.A. Page 6 of 7
2008 The Travelers Companies, Inc. All Rights Reserved
XVI. ACTION AGAINST THE COMPANY
No action will lie against the Company unless, as a condition precedent thereto, there has been full compliance with all of the terms of this policy, or until the amount of the Insured’ s obligation to pay has been finally determined either by judgment against the Insured after actual trial, or by written agreement of the Insured , the claimant, and the Company.

No person or entity has any right to join the Company as a party to any action against the Insured to determine the Insured’ s liability, nor will the Company be impleaded by an Insured or such Insured’s legal representative.

Bankruptcy or insolvency of any Insured or an Insured’s estate does not relieve the Company of any of its obligations hereunder.

XVII. CHANGES
Only the first Named Insured is authorized to make changes to the terms of this policy and solely with the Company’s prior written consent. This policy's terms can be changed only by endorsement issued by the Company and made a part of such policy. Notice to any representative of the Insured or knowledge possessed by any agent or by any other person does not effect a change to any part of this policy, or estop the Company from asserting any right under the terms, exclusions, conditions and limitations of this policy, nor may the terms, exclusions, conditions and limitations hereunder be changed, except by a written endorsement to this policy issued by the Company.

XVIII. ASSIGNMENT
This policy may not be assigned or transferred, and any such attempted assignment or transfer will be void and without effect unless the Company has provided its prior written consent to such assignment or transfer.

XIX. MISREPRESENTATION
This policy may be considered void if, after the Inception Date of the Policy Period set forth in ITEM 2 of the Declarations, any Principal Insured has intentionally concealed or misrepresented any material fact or circumstance, concerning this insurance or the subject thereof, provided that section XIX.

MISREPRESENTATION does not apply if such Principal Insured mistakenly:

A. failed to disclose information to the Company; or
B. mislead the Company.

XX. LIBERALIZATION
If, during the Policy Period, the Company makes any changes in the form of this policy that are intended to apply to all Insureds that have such forms as part of their policy, and by which the insurance afforded could be extended or broadened by endorsement or substitution of form without increased premium charge, then such extended or broadened insurance inures to the benefit of the Insured as of the date the revision or change is approved for general use by the applicable department of insurance.

XXI. AUTHORIZATION
If this policy provides coverage for more than one Named Insured, the first Named Insured set forth in Item 1 of the Declarations is the sole agent and acts on behalf of all Insureds with respect to:

A. payment of premiums and deductibles;
B. receiving any return premiums;
C. receiving notices of cancellation, nonrenewal or change in coverage; 473
PTC-1001 Ed. 11-08 Printed in U.S.A. Page 7 of 7
2008 The Travelers Companies, Inc. All Rights Reserved
D. requesting any change in coverage; or
E. making or, if applicable, consenting to settlement or compromise of any Claim, provided that nothing herein relieves any Insured from giving any notice to the Company that is required under this policy.

XXII. HEADINGS
The titles of the various paragraphs of this policy and its endorsements are inserted solely for convenience or reference and are not to be deemed in any way to limit or affect the provision to which they relate.

XXIII. CONFORMITY TO STATUTE
Any part of this policy that conflicts with any requirement of statutory or regulatory law that applies is automatically amended to conform to such law.

XXIV. LEGAL REPRESENTATIVES
In the event of the death, incapacity or bankruptcy of an Insured, any Claim made against the estate, heirs, legal representatives or assigns of such Insured are deemed to be a Claim made against such Insured. Such estate, heirs, legal representatives or assigns have all of the Insureds rights and duties under this policy.

XXV. TERRITORY
This policy applies to Claims made for Wrongful Acts committed anywhere in the world. 474
Jul 23, 2024
Jul 23, 2024
Heather Stroud (Jul 23, 2024 09:48 PDT)
Jul 23, 2024
Joseph Irvin ( Jul 23, 2024 11: 03 PDT)
Jul 23, 2024
Susan Blankenship (Jul 23, 2024 11:24 PDT)
Jul 23, 2024
475
C-172-2024 Lumos PSA James and Eloise
Final Audit Report 2024- 07-23
Created: 2024- 07-23
By: Andra Burnam ( aburnam@cityofslt. us)
Status: Signed
Transaction ID: CBJCHBCAABAAkYWP9i62hljFX5iZTNbSJJ57s1ZwaI8l C-172-2024 Lumos PSA James and Eloise" History
Document created by Andra Burnam ([email protected]) 2024- 07- 23 - 0:28:25 AM GMT
Document emailed to [email protected] for signature 2024- 07- 23 - 0:32:39 AM GMT
Email viewed by trussell@lumosinc. com
2024- 07- 23 - 2:29:30 PM GMT
Signer [email protected] entered name at signing as Timothy Russell 2024- 07- 23 - 2:29:50 PM GMT
Document e-signed by Timothy Russell ([email protected]) Signature Date: 2024- 07-23 - 2:29:52 PM GMT - Time Source: server Document emailed to Anush Nejad ([email protected]) for signature 2024- 07- 23 - 2:29:54 PM GMT
Email viewed by Anush Nejad ([email protected])
2024- 07- 23 - 2:42:36 PM GMT
Document e-signed by Anush Nejad ([email protected])
Signature Date: 2024- 07-23 - 2:43:19 PM GMT - Time Source: server Document emailed to Olga Tikhomirova ( otikhomirova@cityofslt. us) for signature 2024- 07- 23 - 2:43:21 PM GMT
Email viewed by Olga Tikhomirova ([email protected]) 2024- 07- 23 - 4:39:30 PM GMT
Document e-signed by Olga Tikhomirova ([email protected]) Signature Date: 2024- 07-23 - 4:42:46 PM GMT - Time Source: server 476
Document emailed to Heather Stroud ( hstroud@cityofslt. us) for signature 2024- 07- 23 - 4:42:48 PM GMT
Email viewed by Heather Stroud ([email protected])
2024- 07- 23 - 4:46:19 PM GMT
Document e-signed by Heather Stroud ([email protected]) Signature Date: 2024- 07-23 - 4:48:46 PM GMT - Time Source: server Document emailed to Joseph Irvin ([email protected]) for signature 2024- 07- 23 - 4:48:48 PM GMT
Email viewed by Joseph Irvin ([email protected])
2024- 07- 23 - 6:03:06 PM GMT
Document e-signed by Joseph Irvin ([email protected]) Signature Date: 2024- 07-23 - 6:03:22 PM GMT - Time Source: server Document emailed to Susan Blankenship ( sblankenship@cityofslt. us) for signature 2024- 07- 23 - 6:03:24 PM GMT
Email viewed by Susan Blankenship ([email protected]) 2024- 07- 23 - 6:24:00 PM GMT
Document e-signed by Susan Blankenship ([email protected]) Signature Date: 2024- 07-23 - 6:24:27 PM GMT - Time Source: server Agreement completed.
2024- 07- 23 - 6:24:27 PM GMT
477
City of South Lake Tahoe
Agenda Item Executive Summary
Hilary Roverud, Interim City Manager
__________________________________
Meeting Date: August 11, 2026
Agenda Item #:13
Agenda Item: Amendment No. 3 to BPR Professional Services Agreement (PSA) for Inspection, Plan Review, and Permit Technician Services (3-year Contract) and Budget Appropriation Executive Summary: A Request for Proposals was released from September 27, 2023 to October 18, 2023. At its November 21, 2023 meeting, the City County authorized 3-year Professional Services Agreements with BPR Group, TRB and Associates and 4Leaf Inc. with a not to exceed cumulative total for all three firms of $230,000. On October 22, 2024 City Council authorized an amendment to the BPR Group contract to increase the not to exceed total to $700,000. On March 24, 2026, City Council increased the not to exceed contract amount for BPR Group to $950,000 and $350,000 for TRB and Associates and 4 Leaf Inc. This is due to increased construction and VHR inspection activity as well as internal staffing changes. Due to ongoing increase construction activity and amendments to the VHR ordinance that went into effect on April 24, 2026, staff is recommend an approval of an amendment to increase the not to exceed contract amount for BPR Group to $1,500,000. A $500,000 budget appropriation is also being requested to be transferred from the Building Permit Fee-Long Term Account 271-03110-34140 to the Building and Safety account 100-03110-42025.

Requested Action / Suggested Motions: 1) Pass a Motion authorizing and directing the Mayor to execute Amendment No. 3 to Agreement with BPR for Inspection, Plan Review and Permit Technician Service for a not-to exceed amount of $1,500,000; and 2) Pass a Resolution to appropriate $500,000 from the Building Permit Fee - Long Term Fund 271 available fund balance to the General Fund Building and Safety account 100-03110-42025
Responsible Staff Member: Zach Thomas, Director of Development Services Reviewed and Approved By: Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Sergio Rudin, Interim City Attorney
Attachments:
01-Staff_Report-PSA_Amendments.docx
03-Resolution_BPR_CC2026.docx
02-PSA_BPR_Amendment_3.docx
04-C-270-2024 BPR Consulting Amendment 1.pdf
05-C-080-2026 BPR Amendment 2.pdf
478
Council Agenda Report August 11, 2026 Page 1 of 3
City of South Lake Tahoe
Report to City Council
Meeting Date: August 11, 2026
Title: Amendment number 3 to BPR Professional Services Agreement (PSA) for Inspection, Plan Review, and Permit Technician Services (3-year Contract) and Budget Appropriation
Location: City-wide
Responsible Staff Member: Zach Thomas, Director of Development Services Background: The City of South Lake Tahoe Development Services Department experiences significant variation in workload throughout the year outside of the economically driven ebb and flow of general permit activity. The two main contributing factors are weather and the grading season that extends from roughly May 1st to October 15th. The impact of these factors greatly contributes to an oscillation of permit applications, permit issuances, plan reviews, and building inspections between the winter months and the summer months. The variation and increase in workload have also been influenced with the creation and expansion of the VHR inspection program particularly after the most current VHR ordinance that went in effect on April 24, 2026. The use of professional consulting services allows for consistent service delivery in the areas of building permit application intake and issuance, building plan reviews and building inspections and VHR inspections.

A Request for Proposals was released from September 27, 2023, to October 18, 2023. At its November 21, 2023 meeting, the City Council authorized 3-year Professional Services Agreements with BPR Group, TRB and Associates, and 4Leaf Inc with a not-to-exceed cumulative total for all three firms of $230,000. On March 24, 2026 the City Council increased the previously increased not to exceed total contract amount of $700,000 as indicated in the amended Professional Services Agreement to $950,000 for BPR and increased the contract amounts of $230,000 for TRB and Associates and 4Leaf Inc. to $350,000.

Issue and Discussion: The City continues to experience a significant amount of largescale construction activity requiring the increased use of the third-party consultants, especially BPR Group that primarily provides on-site inspection services. The overall increased construction activity (city-wide) has placed further demand on plan check and inspection services provided throughout the Department Services Department while the Department has simultaneously experienced staffing shortages due to personnel transitions. The strategic use of third-party services has ensured uninterrupted service delivery but has increased an expenditure rate of contract amounts faster than would otherwise occur.

BPR has also been providing inspection and permit technician services for the VHR program since June 2025. Continued VHR inspection services have been necessary since the new VHR ordinance went into effect on April 24th of this year. The new VHR ordinance eliminated the 150-foot buffer and imposed a cap of 900 VHR permits within residential zones. The 479
Council Agenda Report August 11, 2026 Page 2 of 3
amendments to the VHR ordinance increased VHR permit activity after what had been the anticipated permitting slowdown as potential VHRs were buffered out by the previously in place 150-foot buffer requirement.

This increased inspection and reinspection activity has also resulted in an expenditure rate that is faster than would otherwise occur. It is important to note that many VHR inspections are not simple one-time experiences and often involve follow up with property owners to assist them in addressing necessary improvements to their properties as required by the VHR program inspection checklist. Depending upon the specifics of the property the overall inspection and follow up process can be time consuming and extend beyond the initial onsite inspection as there is often discovery of unpermitted work and unsafe conditions that must be remedied prior to the issuance of a VHR permit. Two third party field inspectors and one third party permit technician are used to maintain operation of the VHR inspection program.

At the time of this report, 613 VHR permits have been issued and there is still sufficient activity to warrant the use of two third party inspectors and one permit technician to maintain operation of the VHR inspection program. It is anticipated that this will be necessary until VHR permit activity reduces and the number of permits reaches the cap of 900.

BPR Group has and continues to provide plan review and inspection services for large projects such as Sugar Pine Village, the Multi-Generation Recreation and Aquatics Center (recently opened), the Ice Areana, Zalanta, Heavenly Village, and a variety of smaller projects of various uses and building types. Through these reviews, BPR has demonstrated proficiency in structural engineering, code knowledge, South Lake Tahoe local design criteria, and TRPA regulations.

TRB and Associates and 4Leaf Inc. also both provide valuable and necessary specialized plan review services for numerous projects including the City’s new affordable housing project located at 3900 Lake Tahoe Blvd.

Financial Implications: Based on the increased need of the services provided by BPR Group, staff recommends increasing the not to exceed total contract amount of $950,000 as indicated in the amended Professional Services Agreement to $1,500,000 and appropriating $500,000 to the Building and Safety account. Increasing the 3-year total contract amount will allow continued service of highly qualified inspectors, and permit technicians. It will also allow the ability to provide continued plan review for all project types and for larger projects that required mid project plan review for deferred submittals, design changes, fixes, and other items that must be reviewed for code compliance as well as the VHR inspection program.

Funding to support the Professional Services Agreements for On-Call Plan Review Services is fully provided by building permit and TRPA application fees. The expenditures budget is being allocated accordingly and proportionally in each of the three annual adopted budgets for the term of the contracts. Funding for VHR inspection services is budgeted separately and partially offset by the VHR inspection fees and is not associated with building permit and TRPA application fees.

The $500,000 appropriation would come from building permit fees and be transferred from the Building Permit Fee-Long Term Fund 271 available fund balance (account 271-03110-50001) to the General Fund Building and Safety account 100-03110-42025. 480
Council Agenda Report August 11, 2026 Page 3 of 3
Environmental Considerations: Approval of the Professional Services Agreement amendment is not considered a project by the California Environmental Quality Act (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, Section 15378(b)(2) and 15378(b)(4) and is, therefore, not subject to CEQA pursuant to CEQA Guidelines Section 15060(c)(3).

Policy Implications:

Continued implementation of the California Title 24 Code of Regulation, TRPA Regulations, and City of South Lake Tahoe City Code
481

Page 1 of 2 ends

CITY OF SOUTH LAKE TAHOE

PROFESSIONAL SERVICES AGREEMENT
Amendment #3
This Amendment modifies the Professional Services Agreement between the City of South Lake Tahoe, a municipal corporation (“City”) and BPR Consulting Group (“Consultant”) entered into on November 29, 2023 (C-246-2023).

The following sections of the Professional Services Agreement are amended to read as follows:

Section 2. Term/Time of Performance. The services by Consultant are to commence upon the execution of the Agreement and continue until November 29, 2026.

Section 3. Compensation. Compensation to be paid to Consultant shall be in accordance with the Schedule set forth in Exhibit B which is attached hereto and incorporated herein by reference. In no event shall Consultant's compensation, including travel and out-of-pocket expenses, exceed $230,000 $700,000 $950,000 $1,500,000 without additional written authorization from City. Payment by City under this Agreement shall not be deemed a waiver of defects, even if such defects were known to City at the time of payment. Payment is contingent upon compliance with all terms and conditions of this Agreement, as set forth herein. Consultant shall obtain prior written authorization from the City Project Manager for any costs in excess of budgeted amounts for each line item, task, or obligation under the Scope of Services.

Exhibit B

SCHEDULE OF CHARGES AND TIMELINE
BUDGET
Estimated fees (not to exceed) $1,500,000
(travel is included in the TOTAL (not to exceed amount) TOTAL (not to exceed) $1,500,000
482

Page 2 of 2 ends

IN WITNESS WHEREOF, the parties have caused this Agreement to be executed on the date first written above.

CITY OF SOUTH LAKE TAHOE: CONSULTANT:

By___________________________ By ________________________________ Cody Bass, Mayor Bill Rogers, Principal-In-Charge
Date __________________________ Date _________________________ APPROVED AS TO FORM:

By____________________________ Date _________________________ Sergio Rudin, Interim City Attorney
ATTEST:

By______________________________ Date __________________________ Susan Blankenship, City Clerk
483
Resolution 2026-XXX August 11, 2026 Page 1 of 2
Resolution 2026-XXX
Adopted by the City of South Lake Tahoe
City Council
August 11, 2026
Authorizing an Additional $500,000 Budget Appropriation for Contract Amendment with BPR Consulting Group for Inspections, Plan Review and Permit Center Technician Services

BACKGROUND
A. On November 21, 2023, the City Council authorized a 3-year Professional Services Agreements with BPR Consulting Group, TRB and Associates, and 4Leaf Inc.

B. On October 22, 2024, the City Council approved an amendment to the BPR Consulting Group contract to increase the no-to-exceed amount from 230,000 to $700,000 and to $950,000 on March 24, 2026, due to the increased needs of services.

C. The City of South Lake Tahoe continues to experience a large-scale construction and VHR permitting activity requiring increased use of the third-party consultants, especially BPR Consulting Group that provides primary on-site consulting services.

D. The overall increased construction activity (city-wide) has placed further demand on plan check and inspection services provided throughout the Development Services Department.

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

1. Appropriates $500,000 to continue the contract services with BPR.

2. Authorizes the transfer of $500,000 from the Building Permit Fee – Long Term Fund 271 available fund balance (account 271-03110-50001) to the General Fund Building and Safety account 100-03110-42025.
484
Resolution 2026-XXX August 11, 2026 Page 2 of 2
Adopted by the City of South Lake Tahoe City Council on August 11, 2026, by the following vote:

Yes:

No:

Absent:

Abstain:
________________________ Date:_________
Cody Bass, Mayor
Attest:
________________________
Susan Blankenship, City Clerk
The presence of electronic signature certifies that the foregoing is a true and correct copy as approved by the South Lake Tahoe City Council.
485

Page 1 of 2 ends

CITY OF SOUTH LAKE TAHOE

PROFESSIONAL SERVICES AGREEMENT
Amendment # 1
This Amendment dated October 22, 2024, modifies the Professional Services Agreement between the City of South Lake Tahoe, a municipal corporation (“ City”) and BPR Consulting Group (“ Consultant”) entered into on November 29, 2023 (C-246- 2023).

Due to increased permitting workload, the Professional Services Agreement is hereby amended to increase the maximum compensation over the three- year term, as described below.

1. Section 3 (Compensation), and is amended to read in their entirety as follows:

Compensation to be paid to Consultant shall be in accordance with the Schedule set forth in Exhibit B which is attached hereto and incorporated herein by reference. In no event shall Consultant' s compensation, including travel and outof-pocket expenses, exceed $ 700,000 without additional written authorization from City. Payment by City under this Agreement shall not be deemed a waiver of defects, even if such defects were known to City at the time of payment.

Payment is contingent upon compliance with all terms and conditions of this Agreement, as set forth herein. Consultant shall obtain prior written authorization from the City Project Manager for any costs in excess of budgeted amounts for each line item, task, or obligation under the Scope of Services.

2. Exhibit B (Schedule of Charges) is amended to change the not-to-exceed amount from $230,000 to $700,000.

IN WITNESS WHEREOF, the parties have caused this Amendment to be executed on the date first written above.

CITY OF SOUTH LAKE TAHOE: CONSULTANT:

By___________________________ By ________________________________ Cody Bass, Mayor Bill Rogers, Principal- In-Charge
Date __________________________ Date _________________________ APPROVED AS TO FORM:

By____________________________ Date _________________________ Heather Stroud, City Attorney
ATTEST:

Heather Stroud ( Oct 23, 2024 14:45 PDT)
10/23/24
Cody Bass ( Oct 23, 2024 15:12 PDT)
10/23/2024
Bill Rodgers ( Oct 23, 2024 15:18 PDT)
Bill Rodgers
10/23/24
486

Page 2 of 2 ends

By______________________________ Date __________________________ Susan Blankenship, City Clerk
Susan Blankenship ( Oct 23, 2024 14:30 PDT)
10/23/2024
487
C-270-2024 BPR Consulting Amendment 1
Final Audit Report 2024- 10-23
Created: 2024- 10-23
By: Michelle Davis ( medavis@cityofslt. us)
Status: Signed
Transaction ID: CBJCHBCAABAA9dNIwDCvoG0q2tjU3xMg89Zx7lPp_ B4E C-270-2024 BPR Consulting Amendment 1" History
Document created by Michelle Davis ([email protected]) 2024- 10- 23 - 9:02:24 PM GMT
Document emailed to Susan Blankenship ([email protected]) for signature 2024- 10- 23 - 9:02:28 PM GMT
Email viewed by Susan Blankenship ( sblankenship@cityofslt. us) 2024- 10- 23 - 9:30:36 PM GMT
Document e-signed by Susan Blankenship ([email protected]) Signature Date: 2024- 10-23 - 9:30:58 PM GMT - Time Source: server Document emailed to Heather Stroud ([email protected]) for signature 2024- 10- 23 - 9:31:00 PM GMT
Email viewed by Heather Stroud ([email protected])
2024- 10- 23 - 9:41:15 PM GMT
Document e-signed by Heather Stroud ([email protected]) Signature Date: 2024- 10-23 - 9:45:44 PM GMT - Time Source: server Document emailed to Cody Bass ([email protected]) for signature 2024- 10- 23 - 9:45:46 PM GMT
Email viewed by Cody Bass (cbass@cityofslt. us)
2024- 10- 23 - 10:12:08 PM GMT
Document signing delegated to Cody Bass ([email protected]) by Cody Bass ([email protected]) 2024- 10- 23 - 10:12:12 PM GMT
Document e-signed by Cody Bass ([email protected])
Signature Date: 2024- 10-23 - 10:12:21 PM GMT - Time Source: server 488
Document emailed to Bill Rodgers ( brodgers@bpr- grp. com) for signature 2024- 10- 23 - 10:12:21 PM GMT
Email viewed by Bill Rodgers ([email protected])
2024- 10- 23 - 10:18:00 PM GMT
Document e-signed by Bill Rodgers ([email protected]) Signature Date: 2024- 10-23 - 10:18:23 PM GMT - Time Source: server Agreement completed.
2024- 10- 23 - 10:18:23 PM GMT
489

Page 1 of 2 ends

CITY OF SOUTH LAKE TAHOE

PROFESSIONAL SERVICES AGREEMENT
Amendment # 2
This Amendment modifies the Professional Services Agreement between the City of South Lake Tahoe, a municipal corporation (“ City”) and BPR Consulting Group Consultant”) entered into on November 29, 2023 ( C-246-2023).

The Professional Services Agreement is amended to read as follows:

Section 2. Term/ Time of Performance. The services by Consultant are to commence upon the execution of the Agreement and continue until November 29, 2026.

Section 3. Compensation. Compensation to be paid to Consultant shall be in accordance with the Schedule set forth in Exhibit B which is attached hereto and incorporated herein by reference. In no event shall Consultant' s compensation, including travel and out-of-pocket expenses, exceed $ 230,000 $700,000 $950,000 without additional written authorization from City. Payment by City under this Agreement shall not be deemed a waiver of defects, even if such defects were known to City at the time of payment. Payment is contingent upon compliance with all terms and conditions of this Agreement, as set forth herein. Consultant shall obtain prior written authorization from the City Project Manager for any costs in excess of budgeted amounts for each line item, task, or obligation under the Scope of Services.

Exhibit B

SCHEDULE OF CHARGES AND TIMELINE
BUDGET
Estimated fees ( not to exceed) $ 950,000
travel is included in the TOTAL ( not to exceed amount) TOTAL ( not to exceed) $ 950,000
C-080-2026 490

Page 2 of 2 ends

IN WITNESS WHEREOF, the parties have caused this Agreement to be executed on the date first written above.

CONSULTANT:

By ________________________________
Bill Rogers, Principal- In-Charge
Date _________________________
Date _________________________
CITY OF SOUTH LAKE TAHOE:

By___________________________
Keith Roberts, Mayor Pro Tem
Date __________________________
APPROVED AS TO FORM:

By____________________________
Heather Stroud, City Attorney
ATTEST:

By______________________________
Date __________________________
Susan Blankenship, City Clerk
C-080-2026
Susan Blankenship ( Mar 25, 2026 13:45:48 PDT)
03/25/2026
Heather Stroud (Mar 26, 2026 08:58:56 PDT)
03/26/2026
Keith j roberts (Mar 27, 2026 16:49:54 PDT)
03/27/2026
Bill Rodgers ( Apr 6, 2026 12:18:07 PDT)
Bill Rodgers
04/06/2026
491
C-080-2026 BPR Amendment 2
Final Audit Report 2026- 04-06
Created: 2026- 03-25
By: Michelle Davis ( medavis@cityofslt. gov)
Status: Signed
Transaction ID: CBJCHBCAABAAX79lXcWqlR9cljVDeSJO9ujwZGpOAid6 C-080-2026 BPR Amendment 2" History
Document created by Michelle Davis ([email protected]) 2026- 03- 25 - 8:44:40 PM GMT
Document emailed to Susan Blankenship ([email protected]) for signature 2026- 03- 25 - 8:44:47 PM GMT
Email viewed by Susan Blankenship ( sblankenship@cityofslt. gov) 2026- 03- 25 - 8:45:20 PM GMT
Document e-signed by Susan Blankenship ([email protected]) Signature Date: 2026- 03-25 - 8:45:48 PM GMT - Time Source: server Document emailed to Heather Stroud ([email protected]) for signature 2026- 03- 25 - 8:45:49 PM GMT
Email viewed by Heather Stroud ([email protected])
2026- 03- 26 - 3:58:13 PM GMT
Document e-signed by Heather Stroud ([email protected]) Signature Date: 2026- 03-26 - 3:58:56 PM GMT - Time Source: server Document emailed to [email protected] for signature 2026- 03- 26 - 3:58:59 PM GMT
Email viewed by kroberts@cityofslt. gov
2026- 03- 27 - 11:48:57 PM GMT
Signer [email protected] entered name at signing as Keith j roberts 2026- 03- 27 - 11:49:52 PM GMT
Document e-signed by Keith j roberts ([email protected]) Signature Date: 2026- 03-27 - 11:49:54 PM GMT - Time Source: server 492
Document emailed to Bill Rodgers ( brodgers@bpr- grp.com) for signature 2026- 03- 27 - 11:49:57 PM GMT
Email viewed by Bill Rodgers ([email protected])
2026- 03- 27 - 11:50:33 PM GMT
Email viewed by Bill Rodgers ([email protected])
2026- 04- 03 - 11:55:08 PM GMT
Document e-signed by Bill Rodgers ([email protected]) Signature Date: 2026- 04-06 - 7:18:07 PM GMT - Time Source: server Agreement completed.
2026- 04- 06 - 7:18:07 PM GMT
493
City of South Lake Tahoe
Agenda Item Executive Summary
Hilary Roverud, Interim City Manager
__________________________________
Meeting Date: August 11, 2026
Agenda Item #:14
Agenda Item: 2026 National Community Survey Results
Executive Summary: The National Community Survey (NCS) is a comprehensive survey that allows municipalities to assess resident opinion and is an important benchmarking tool that allows for comparison among communities. The City partnered with Polco to conduct the NCS 2024 and has continued the partnership to conduct the NCS in 2026. The 2026 survey results along with comparisons to the 2024 results, national benchmark communities, and custom benchmark communities are included in the
Requested Action / Suggested Motions: Receive and file.

Responsible Staff Member: Hilary Roverud, Interim City Manager Reviewed and Approved By: Susan Blankenship, City Clerk Olga Tiknomirova, Finance Director Sergion Rudin, Interim City Attorney
Attachments:
01-Staff Report
02-The NCS Report
03-The NCS Supplemental Report
04-The NCS Presentation
494
Council Agenda Report August 11, 2026 Page 1 of 4
City of South Lake Tahoe
Report to City Council
Meeting Date: August 11, 2026
Title: 2026 National Community Survey Report
Location: Citywide
Responsible Staff Member: Hilary Roverud, Interim City Manager Background: To better understand the community’s opinions and priorities related to South Lake Tahoe’s quality of life, in 2024 the city teamed up with the National Research Center at Polco to conduct the National Community Survey. Polco is a government technology firm that specializes in community engagement, survey research, data collection, analysis, reporting, and performance management.

The National Community Survey (NCS) is a comprehensive survey that allows municipalities to assess resident opinion and is an important benchmarking tool that allows for comparison among communities. The NCS was developed by the experts from National Research Center at Polco in partnership with the International City/County Management Association (ICMA) and has been administered in hundreds of communities across the United States. The NCS provides a statistically valid survey of resident opinions about the community and services provided. The NCS results give a comprehensive look at the City’s strengths, areas of improvement, and residents’ priorities. Over 500 communities participate in the NCS, allowing the City of South Lake Tahoe to compare ratings to municipalities nationwide.

Issue and Discussion: The City has continued its partnership with Polco to conduct the NCS in 2026. The NCS was available for residents to take between March 4th and June 14th. Initially, 3,000 randomly selected households received mailings containing a cover letter with instructions, the survey questionnaire, and a postage-paid return envelope. All mailings included a web link and QR code to give residents the opportunity to respond to the survey online instead of on paper. The survey was available in English and Spanish.

All mailings contained information in both languages instructing participants on how to complete the survey in their preferred language. Of the households that received the invitations to participate, 307 completed the survey, providing an overall response rate of 10%. Households with local post office boxes were included in the sample, resulting in some residents outside the City limits receiving and taking the survey (14%).

In addition to the randomly selected “probability sample” of households, a link to an online open-participation survey was publicized on April 29th and was available for six weeks.

The open-participation survey was identical to the random sample survey, with two small additions; it asked a question to confirm the respondent was a resident of South Lake 495
Council Agenda Report August 11, 2026 Page 2 of 4
Tahoe and also a question about where they heard about the survey. The openparticipation survey was open to all residents and there were 140 participants.

The margin of error around any reported percentage is 5.59% and survey results were weighted so that the demographic profile of respondents was representative of the demographic profile of South Lake Tahoe.

The NCS focuses on the livability of South Lake Tahoe by categorizing survey questions into the ten main “facets” of community livability shown below, which have been identified through years of extensive survey research as those that are most impactful to residents’ quality of life.
• Economy
• Mobility
• Community Design
• Utilities
• Safety
• Natural Environment
• Parks and Recreation
• Health and Wellness
• Education, Arts, and Culture
• Inclusivity and Engagement
The complete results report and supplemental report are included as Attachments 02 and

03. Key findings from the results are included in the attached summary presentation (Attachment 04).

Notable results related to City Council Strategic Priorities Ability for Everyone Who Works Here to Live Here
 Ratings on the importance of Community Design overall declined from 70% to 65%. Positive responses on the quality of Community Design remained at 36%.  Positive responses on the variety of housing options increased from 11% in 2024 to 18% in 2026 but remains lower than national and custom benchmarks.  Positive responses on the availability of affordable quality housing increased from 3% in 2024 to 10% in 2026 and is lower than national but similar to custom benchmarks.

Efficient Government
 Positive responses on overall confidence in South Lake Tahoe Government declined from 30% in 2024 to 21% in 2026 and remained lower than national and custom benchmarks.
 Positive responses to overall customer service by City employees declined from 76% in 2024 to 64% in 2026 but remains similar to national and custom benchmarks.
 Positive responses to overall direction that the city is taking increased from 24% in 2024 to 33% in 2026 but remains lower than national and custom benchmarks. 496
Council Agenda Report August 11, 2026 Page 3 of 4
 Positive responses to the quality of City services declined from 51% in 2024 to 41% in 2026 and remains lower than national and custom benchmarks.

Ensure Public Safety
 Ratings on the importance of Public Safety declined from 72% in 2024 to 68% in 2026, lower than national benchmarks. Quality ratings of Public Safety remain higher than importance ratings.
 Positive ratings for the overall feeling of safety in the city increased from 77% in 2024 to 79% in 2026, similar to national and custom benchmarks.  The positive ratings for police, fire and EMS services in the city remain high and similar to, or higher than, national and custom benchmarks.

Grow and Diversify the Economy
 Ratings on the importance of the Economy declined slightly from 90% in 2024 to 86% in 2026 and remain much higher than ratings for quality.  While positive ratings for overall economic health increased (23% in 2024 to 32% in 2026) and economic development services increased (25% in 2024 to 32% in 2026), ratings remain lower than national and custom benchmarks.

Improve Transportation
 Ratings on the importance of Mobility have remained steady with a slight decline from 83% in 2024 to 81% in 2026. Overall quality ratings have declined from 49% to 43%.
 Positive ratings on the overall quality of the transportation system has declined from 49% in 2024 to 43% in 2026.
 Positive ratings for the ease of travel by public transportation has increased (30% in 2024 to 41% in 2026) as well as bus or transit services (40% in 2024 to 52% in 2026).

Protect the Natural Environment
 The Importance and quality of the natural environment ratings remain above 90%, higher than national and custom benchmarks.
 Positive ratings for cleanliness have increased from 53% in 2024 to 67% in 2026.

Recreation and Equitable Access for All
 While importance ratings for Parks and Recreation have slightly decreased from 82% in 2024 to 75% in 2026, the quality rating has increased from 82% to 85%.  All ratings for Parks and Recreation remain higher than or similar to national and custom benchmarks.
 Positive ratings for recreation programs or classes have increased from 62% in 2024 to 71% in 2026.
 Positive ratings for recreation centers or facilities have increased from 55% in 2024 to 75% in 2026.

More detailed conclusions can be drawn from the responses with a deeper analysis of the data, which staff can provide at the request of the City Council and/or as part of the 497
Council Agenda Report August 11, 2026 Page 4 of 4
background for specific recommendations made on future agenda items.

This information is being presented to provide the City Council will community feedback to consider when making decisions and setting priorities. The data will also be used to track progress in improving community conditions and sentiment towards public services through implementation of the Strategic Plan. Best practice is to conduct the NCS every two years to track trends across the quality-of-life categories.

Financial Implications: None.

Environmental Considerations: Receipt of this report is not a “project” subject to review under the California Environmental Quality Act (CEQA) under CEQA Guidelines section 15378(b)(2) (continuing administrative or maintenance activities, such as purchases for supplies).

Policy Implications: The National Community Survey is one tool that the City has implemented to gauge community sentiment on the quality of City services and to inform the City Council on community priorities.
498
South Lake Tahoe, CA
The National Community Survey
Report of Results
2026
Visit us online!
www.polco.us
National Research Center at Polco
is a charter member of the AAPOR
Transparency Initiative, providing
clear disclosure of our sound and
ethical survey research practices.

Report by:
499
Table of Contents
About The NCS™ ............................................................................ 1 - Purpose of the Survey
- How Results Are Reported
- Comparisons to Benchmarks
- Trends Over Time
Methods........................................................................................... 3 - Selecting the Survey Recipients
- Conducting the Survey
- Analyzing the Data
- Contact Information
- Study Limitations
- Survey Validity
Key Findings.................................................................................... 6 - Community Strengths
- Focus Areas
- Other Notable Results
- Areas of Greatest Change
Facets of Livability ........................................................................... 8 - Overview and Gap Analysis
- Quality and Importance Ratings
Quality of Life................................................................................... 9 Governance .................................................................................... 10 Economy ......................................................................................... 12 Mobility ........................................................................................... 14 Community Design ......................................................................... 16 Utilities ............................................................................................ 18 Safety ............................................................................................. 20 Natural Environment ....................................................................... 21 Parks and Recreation ..................................................................... 22 Health and Wellness....................................................................... 23 Education, Arts, and Culture ........................................................... 24 Inclusivity and Engagement ............................................................ 25 Custom Questions .......................................................................... 27 500
About The NCS™
The National Community Survey™ (The NCS™) report is about the “livability” of South Lake Tahoe. A livable community is a place that is not simply habitable, but that is desirable. It is not only where people do live, but where they want to live. The NCS was developed by the experts from National Research Center at Polco in partnership with the International City/County Management Association (ICMA) and has been administered in hundreds of communities across the United States.

Great communities are partnerships of the government, private sector, community-based organizations, and residents, all geographically connected. The NCS focuses on the livability of South Lake Tahoe by categorizing survey questions into the ten main “facets” of community livability shown below, in addition to ratings for quality of life and local governance. These facets have been identified through years of extensive survey research as those that are most impactful to residents’ quality of life. • Economy
• Mobility
• Community Design
• Utilities
• Safety
• Natural Environment
• Parks and Recreation
• Health and Wellness
• Education, Arts, and Culture
• Community Connection
The report provides the opinions of a representative sample of 307 residents of the City of South Lake Tahoe collected from March 4th, 2026 to June 14th, 2026. The margin of error around any reported percentage is 5.59% for all respondents. Survey results were weighted so that the demographic profile of respondents was representative of the demographic profile of adults in South Lake Tahoe.

Reporting Results
For the most part, the percentages presented in this report represent the “percent positive.” Most commonly, the percent positive is the combination of the top two most positive response options (excellent/good, very safe/somewhat safe, etc.). On many of the questions in the survey, respondents may answer “don’t know.” The proportion of respondents giving a "don't know" response is shown in the full set of responses included in the “Complete Data” section; however, these responses have been removed from the analyses presented in the main ..

Benchmark Comparisons
Polco’s database of comparative resident opinion is comprised of resident perspectives gathered in surveys from over 400 communities whose residents evaluated the same kinds of topics on The NCS. The comparison evaluations include surveys from the past five years. If a jurisdiction has conducted multiple efforts in the past five years, only the most recent survey is included in the benchmark database. Polco adds the latest results quickly upon survey completion, keeping the benchmark data fresh and relevant. The communities in the database represent a wide geographic and population range.

In each tab, South Lake Tahoe's results are noted as being “higher” than the benchmark, “lower” than the benchmark, or “similar” to the benchmark, meaning that the average rating given by South Lake Tahoe residents.

Being rated as “higher” or “lower” than the benchmark means that South Lake Tahoe's average rating for a 1 501
years, only the most recent survey is included in the benchmark database. Polco adds the latest results quickly upon survey completion, keeping the benchmark data fresh and relevant. The communities in the database represent a wide geographic and population range.

Being rated as “higher” or “lower” than the benchmark means that South Lake Tahoe's average rating for a particular item was more than 10 points different than the benchmark. If a rating was “much higher” or “much lower,” then South Lake Tahoe's average rating was more than 20 points different when compared to the benchmark.

In addition to these national benchmarks, comparisons were also made to a smaller cohort of communities that align more closely to the demographics in South Lake Tahoe. This cohort included similar communities in CA, CO, and AZ. Comparisons to these communities can be found throughout the report and in the Custom Benchmarks tab.

Trends over time
Trend data for South Lake Tahoe represent important comparison data and should be examined for improvements or declines.¹ Deviations from stable trends over time represent opportunities for understanding how local policies, programs, or public information may have affected residents' opinions. Changes between survey years have been noted with an arrow and the percent difference. If the difference is greater than eight percentage points between the 2024 and 2026 surveys, the change is statistically significant.

1. In 2020 and 2025, The NCS survey was updated to include new and refreshed items. Consequently, some of the trends may be impacted due .. 2 502
Conducting the Random Sample Survey
The 3,000 randomly selected households began receiving survey mailings on March 4, 2026, and data collection remained open for fifteen weeks. The initial mailing was a postcard inviting residents to complete the survey online.

Any mailers returned due to vacant housing were replaced with valid addresses.

Households with valid addresses from the original sample then received a follow-up survey packet containing a cover letter with instructions, the survey questionnaire, and a postage-paid return envelope. The replacement households followed the same mailing sequence, receiving a postcard followed by a survey packet.

All mailings included a web link and QR code, providing residents with convenient options to complete the survey online.

Of the 3,000 households that received the invitations to participate, 307 completed the survey, providing an overall response rate of 10%. The response rate was calculated using AAPOR’s response rate #2 for mailed surveys of unnamed persons.¹
It is customary to describe the precision of estimates by a “level of confidence” and accompanying “confidence interval” (or margin of error). A traditional level of confidence, and the one used here, is 95%. The 95% confidence interval quantifies the sampling error or imprecision of the survey results based on the total number of responses received. This is because some residents’ opinions are relied on to estimate all residents’ opinions. The margin of error for the City of South Lake Tahoe survey is no greater than plus or minus 5.59 percentage points around any given percent reported for all respondents (307 completed surveys).

Conducting the Open Participation Survey
In addition to the randomly selected “probability sample” of households, a link to an online open-participation survey was publicized by the City of South Lake Tahoe. The open-participation survey was identical to the random sample survey, with two small updates; it asked a question to confirm the respondent was a resident of South Lake Tahoe and also a question about where they heard about the survey.

The open-participation survey was open to all city residents and became available on April 29th, 2026. The survey remained open for six weeks and 140 responses were received. The data presented in the following report excludes the open participation survey data, but the online report includes a tab which provides the complete open participation results.

Analyzing the Data
Responses from mailed surveys were entered into an electronic dataset using a “key and verify” method, where all responses are entered twice and compared to each other. Any discrepancies were resolved in comparison to the Methods
Selecting Survey Recipients
All households within the City of South Lake Tahoe were eligible to participate in the survey. A list of all households within the zip codes serving South Lake Tahoe was purchased from Polco's mailing vendor, based on updated listings from the United States Postal Service.

Since some of the zip codes that serve South Lake Tahoe households may also serve addresses that lie outside of the community, the exact geographic location of each housing unit was compared to community boundaries using the most current municipal boundary file. Addresses located outside of South Lake Tahoe boundaries were removed from the list of potential households to survey. Each address identified as being within City boundaries was further identified as being within one of the three areas. From that list, addresses were randomly selected as survey recipients, with multi-family housing units sampled at a rate of 5:3 compared to single family housing units. 3 503
Unweighted Weighted Target ⁴
Age 18-34
35-54
55+
Area East SLT
NW SLT
SW SLT
Hispanic origin No
Yes
Housing tenure Own
Rent
Housing type Attached
Detached
Race & Hispanic
origin
Not white alone
White alone, not Hispanic or Latino
Sex Man
Woman
Sex/age Man 18-34
Man 35-54
Man 55+
Woman 18-34
Woman 35-54
Woman 55+
38%
31%
31%
38%
31%
31%
64%
25%
11%
33%
37%
31%
33%
37%
31%
29%
46%
25%
25%
75%
25%
75%
9%
91%
54%
46%
54%
46%
29%
71%
58%
42%
58%
42%
78%
22%
61%
39%
61%
39%
84%
16%
49%
51%
49%
51%
54%
46%
18%
15%
16%
20%
17%
15%
18%
15%
16%
20%
17%
15%
36%
12%
6%
29%
13%
4%
Analyzing the Data
Responses from mailed surveys were entered into an electronic dataset using a “key and verify” method, where all responses are entered twice and compared to each other. Any discrepancies were resolved in comparison to the original survey form. Range checks as well as other forms of quality control were also performed. Responses from surveys completed on Polco were downloaded and merged with the mailed survey responses.

The survey datasets were analyzed using all or some of a combination of the Statistical Package for the Social Sciences (SPSS), R, Python, and Tableau.

The demographics of the survey respondents were compared to those found in the 2020 Census and 2024 American Community Survey estimates for adults in the City of South Lake Tahoe. The primary objective of weighting survey data is to make the survey respondents reflective of the larger population of the community. The characteristics used for weighting were age, sex, race, Hispanic origin, housing type, housing tenure, and area. No adjustments were made for design effects. Weights were calculated using an iterative, multiplicative raking model known as the ANES Weighting Algorithm.² The results of the weighting scheme for the probability sample are presented in the following table.

Polco aligns demographic labels with those used by the U.S. Census for reporting purposes, when possible. Some categories (age, race/Hispanic origin, housing type, and length of residency) are combined into smaller subgroups. 4 504
Study Limitations
All public opinion research is subject to unmeasured error. While the methodologies employed for this survey were designed to minimize this error as much as possible, these other sources of potential error should be acknowledged, and can include non-response error, coverage error, recall bias, and social desirability bias.

Non-response error arises when those who were selected to participate in the survey did not do so, and may have different opinions or experiences that survey responders. For general resident surveys, where the results are meant to be generalized to the entire adult population living in households, the mailing lists based on the Delivery Sequence File from the United States Post Office may exclude certain types of housing units, such as those in multi-family buildings where mail is addressed to a named resident at the address rather than to a specific unit or where residents only receive their mail at a post office box and the geographic location of a residence cannot be determined, there may be a coverage error, although for most locations, this is minimal. Respondents may not perfectly remember their experiences in the past year (such as participation in social or civic events, for example), and for some survey items, they may answer in ways they think cast their responses in a more favorable light (recall bias and social desirability bias).

Survey Validity
See the Polco Knowledge Base article on survey validity at https://blog.polco.us/polco-knowledgebase/margin-oferror-and-confidence-level-in-survey-results Contact
The City of South Lake Tahoe funded this research. Please contact Hilary Roverud of the City of South Lake Tahoe at [email protected] if you have any questions about the survey.

1. See AAPOR's Standard Definitions for more information at https://aapor.org/standards-and-ethics/standard-definitions/

2. Pasek, J. (2014). ANES Weighting Algorithm. Retrieved from https://surveyinsights.org/wp-content/uploads/2014/07/Full-anesrake-paper.pdf

3. Targets come from the 2020 Census and 2024 American Community Survey 5 505
Key Findings
Community Strengths
Residents experience a high quality of life in South Lake Tahoe. ● About 8 in 10 residents positively rated South Lake Tahoe as a place to live and indicated they plan to remain in the community for the next five years.
● About 6 in 10 rated South Lake Tahoe as an excellent or good place to raise children. ● A similar share, about 6 in 10, valued South Lake Tahoe as a place to retire, increasing from 43% excellent or good in 2024.
● Ratings for the sense of community in South Lake Tahoe increased from 48% in 2024 to 58% in 2026.

Residents feel safe in South Lake Tahoe and appreciate the City’s safety services. ● About 9 in 10 residents indicated they felt safe in their neighborhood or in South Lake Tahoe's downtown/commercial area during the day.
● Roughly 8 in 10 felt safe from violent crime and property crime. ● Fire services received positive ratings from about 9 in 10 respondents. ● About three-quarters offered positive ratings to Police or Sheriff services, increasing from 70% in 2024 to 76% in 2026.

South Lake Tahoe’s parks system is a standout strength. ● About 85% of residents positively rated parks and recreation amenities, including the availability of paths and walking trails, fitness opportunities, and recreational opportunities. ● Additional parks-related services also received strong ratings, including recreation programs (71%) and recreation centers (75%), both of which increased significantly since 2024.

Focus Areas
Residents report challenges with affordability and economic opportunities. ● About 32% of residents rated the overall economic health in South Lake Tahoe as excellent or good, an increase from 23% in 2024, though still lower than the benchmarks. ● While about 9 in 10 residents rated South Lake Tahoe positively as a place to visit, only about 4 in 10 gave high marks as a place to work, lower than both the national and custom benchmarks. ● Ratings for employment opportunities remained low at 19% positive. ● Just 7% of residents gave positive ratings to the cost of living, lower than the benchmarks.

Several governance-centered ratings have declined since 2024. ● Overall confidence in city government declined from 31% excellent or good in 2024 to 21% in 2026, lower than both the national and custom benchmarks.
● Ratings for local government being open and transparent to the public also scored below the benchmarks and fell from 42% positive in 2024 to 31% in 2026.
● While ratings for overall customer service provided by South Lake Tahoe employees remained relatively higher, they declined from 76% positive in 2024 to 64% in 2026, though they remained similar to both the national and custom benchmarks.

Some community design-related measures receive moderate to low ratings from residents. ● Roughly two-thirds offered positive ratings for the overall design or layout of residential and commercial areas. ● About 3 in 10 residents rated the overall quality of new development positively. ● Lower ratings were seen for the variety of housing options (18%) and the availability of affordable quality housing (10%).

Other Notable Results
● Residents identified affordable housing, improving the local economy, and disaster preparedness and resiliency as the City's top priorities for the next two years.
● Most residents did not report significant barriers to accessing City facilities or participating in City meetings, services, or events, though ADA-compliant parking and accessible restrooms were the most common concerns. ● About 6 in 10 residents said they do not know who to contact if they need a City service or have a City-related question.
● The City website was the most used source for City news, services, and events.

Areas of Greatest Change
Of the evaluative questions included on both the 2024 and 2026 survey iterations, 85 were statistically similar to 6 506
● About 6 in 10 residents said they do not know who to contact if they need a City service or have a City-related question.
● The City website was the most used source for City news, services, and events.

Areas of Greatest Change
Of the evaluative questions included on both the 2024 and 2026 survey iterations, 85 were statistically similar to previous results. Upward trends were seen in 17 items, while 8 ratings decreased since 2024. The most significant of those trends are listed below.

Increases
● Recreation centers or facilities (+20%)
● South Lake Tahoe as a place to retire (+18%)
● Cleanliness of South Lake Tahoe (+14%)
Decreases
● The Federal Government (-18%)
● Overall customer service by South Lake Tahoe employees (-13%) ● South Lake Tahoe government being open and transparent to the public (-11%) 7 507
Facets of Livability
Every jurisdiction must balance limited resources while meeting resident needs and striving to optimize community livability. To this end, it is helpful to know what aspects of the community are most important to residents and which they perceive as being of higher or lower quality. It is especially helpful to know when a facet of livability is considered of high importance but rated as lower quality, as this should be a top priority to address.

Economy
Community Design
Mobility
Utilities
Education, Arts, and Culture
Community Connection
Health and Wellness
Safety
Parks and Recreation
Natural Environment
43%
48%
51%
66%
79%
85%
32%
36%
47%
92%
86%
65%
81%
83%
66%
64%
70%
75%
90%
68%
Quality and Importance by the Numbers
The table below shows the proportion of residents who rated the community facets positively for quality and the priority (importance) placed on each. Also displayed is whether local quality ratings were lower, similar, or higher than communities across the country (the national benchmark).

Quality
% excellent or good
Importance
% essential or very important Facet of Livability
Natural Environment Quality
Importance
Economy Quality
Importance
Utilities Quality
Importance
Mobility Quality
Importance
Parks and Recreation Quality
Importance
Health and Wellness Quality
Importance
Safety Quality
Importance
Education, Arts, and Culture Quality
Importance
Community Design Quality
Importance
Community Connection Quality
Importance
92%
90%
32%
86%
47%
83%
43%
81%
85%
75%
66%
70%
79%
68%
48%
66%
36%
65%
51%
64%
Quality/Importance Gap Analysis
The gap analysis chart below shows the same data as above; however, this chart more clearly illustrates the comparative differences in quality and importance ratings for each facet, as well as the absolute ratings for each.

Quality Importance
vs. national benchmark
Lower Similar
vs. national benchmark
Higher Lower Similar
8 508
Excellent
Good
Fair
Poor
27%
45%
24%
4%
The overall quality of life in South Lake
Tahoe
Quality of Life
Measuring community livability starts with
assessing the quality of life of those who live there,
and ensuring that the community is attractive,
accessible, and welcoming to all.
2024 2026 -2 -1 0 1 2
-1 0 1 2
South Lake Tahoe as a place to live
The overall quality of life
Similar Similar
Similar Similar
78%
79%
61%
72%
Please rate each of the following aspects of quality of life in South Lake Tahoe. (% excellent or good)
2024 2026 -2 -1 0 1 2
-1 0 1 2
Recommend living in South Lake Tahoe to
someone who asks
Remain in South Lake Tahoe for the next
five years
Lower Similar
Similar Similar
60%
71%
85%
85%
Please indicate how likely or unlikely you are to do each of the following. (% very or somewhat likely)
2024 2026 -2 -1 0 1 2
-1 0 1 2
Overall image or reputation
Similar Lower
55%
55%
Please rate each of the following in the South Lake Tahoe community. (% excellent or good)

8. Comparison to the national benchmark is shown. If no comparison is available, this is left blank.

9. Comparison to the custom benchmark is shown. A description of the custom benchmark cohort can be found in the About section of the report.

If no comparison is available, this is left blank.
vs. national
benchmark⁸
vs. custom
benchmark⁹
9 509
Excellent
Good
Fair
Poor
16%
28%
51%
5%
Overall confidence in South Lake Tahoe
government
Governance
Strong local governments deliver results that meet
residents’ needs, use resources effectively, and
respond to both current and future community
priorities.
2024 2026 -2 -1 0 1 2
The value of services for the taxes paid to
South Lake Tahoe
The overall direction that South Lake Tahoe is
taking
The job South Lake Tahoe government does
at welcoming resident involvement
Overall confidence in South Lake Tahoe
government
Generally acting in the best interest of the
community
Being honest
Lower Lower
Lower Lower
Similar Similar
Much lower Lower
Lower Lower
Much lower Lower
31%
31%
24%
33%
↗
38%
42%
31% 21%
↘
32%
27%
35%
29%
Please rate the following categories of South Lake Tahoe government performance. (% excellent or good)
2024 2026 -2 -1 0 1 2
-1 0 1 2
Public information services
Overall customer service by South Lake Tahoe
employees
Lower Lower
Similar Similar
52%
49%
76% 64%
↘
Please rate the quality of each of the following services in South Lake Tahoe. (% excellent or good)
vs. national
benchmark¹⁰
vs. custom
benchmark¹¹
10 510

10. Comparison to the national benchmark is shown. If no comparison is available, this is left blank.

11. Comparison to the custom benchmark is shown. A description of the custom benchmark cohort can be found in the About section of the report.

If no comparison is available, this is left blank.
-1 0 1 2
Being open and transparent to the public
Informing residents about issues facing the
community
Treating all residents fairly
Treating residents with respect
Much lower Lower
Lower Lower
Lower Similar
Lower Lower
Lower Lower
35%
29%
42%
31%
↘
32%
33%
35%
34%
43% 42%
2024 2026 -2 -1 0 1 2
-1 0 1 2
The City of South Lake Tahoe
The Federal Government
Lower Lower
Similar Similar
51%
41%
↘
37%
19%
↘
Overall, how would you rate the quality of the services provided by each of the following? (% excellent or good)
2024 2026 -2 -1 0 1 2
-1 0 1 2
Attended a local public meeting
Contacted South Lake Tahoe elected officials
to express your opinion
Contacted the City of South Lake Tahoe for
help or information
Watched a local public meeting
Similar Similar
Similar Similar
Similar Similar
Higher Higher
25%
31%
16%
23%
41%
41%
38%
42%
Please indicate whether or not you have done each of the following in the last 12 months. (% yes)
11 511
Excellent
Good
Fair
Poor
26%
42%
27%
6%
Overall economic health of South Lake Tahoe
Economy
Local governments work together with private and
nonprofit businesses, and with the community at large, to foster sustainable growth, create jobs, and promote a
thriving local economy.
2024 2026 -2 -1 0 1 2
-1 0 1 2
South Lake Tahoe as a place to work
South Lake Tahoe as a place to visit
Lower Lower
Much higher Higher
32%
40%
79%
92%
↗
Please rate each of the following aspects of quality of life in South Lake Tahoe. (% excellent or good)
Variety of business and service
2024 2026 -2 -1 0 1 2
-1 0 1 2
Economic development
Lower Similar
25%
32%
Please rate the quality of each of the following services in South Lake Tahoe. (% excellent or good)
2024 2026 -2 -1 0 1 2
-1 0 1 2
Overall economic health Lower Lower
23%
32%
↗
Please rate each of the following characteristics as they relate to South Lake Tahoe as a whole. (% excellent or good)
vs. national b.. vs. custom ..
12 512
2024 2026 -1 0 1 2
-1 0 1 2
Overall quality of business and service
establishments
Variety of business and service
establishments
Vibrancy of downtown/commercial area
Employment opportunities
Shopping opportunities
Cost of living
Lower Lower
Lower Lower
Similar Lower
Lower Lower
Lower Lower
Much lower Lower
45%
52%
31%
37%
43%
45%
25%
19%
24%
35%
↗
8% 7%
Please rate each of the following in the South Lake Tahoe community. (% excellent or good)
Please rate each of the following in the South Lake Tahoe community. (% excellent or good)

12. Comparison to the national benchmark is shown. If no comparison is available, this is left blank.

13. Comparison to the custom benchmark is shown. A description of the custom benchmark cohort can be found in the About section of the report.

If no comparison is available, this is left blank.
13 513
Excellent
Good
Fair
Poor
16%
27%
42%
15%
Overall quality of the transportation system in
South Lake Tahoe
Mobility
The ability of residents to move about their
community with ease plays an important role in
the overall quality of life for everyone who lives,
works, and spends time there.
2024 2026 -2 -1 0 1 2
-1 0 1 2
Traffic flow on major streets
Ease of public parking
Ease of travel by car
Ease of travel by public transportation
Ease of travel by bicycle
Ease of walking
Similar Similar
Much lower Lower
Similar Similar
Similar Similar
Higher Similar
Similar Similar
31%
37%
22% 27%
48%
56%
30%
41%
↗
69% 68%
53%
57%
Please also rate each of the following in the South Lake Tahoe community. (% excellent or good)
Please indicate whether or not you have done each of the following in the last 12 months. 2024 2026 -2 -1 0 1 2
-1 0 1 2
Overall quality of the transportation
system
Similar Similar 49% 43%
Please rate each of the following characteristics as they relate to South Lake Tahoe as a whole. (% excellent or good) vs. national
benchmark¹⁴
vs. custom
benchmark¹⁵
14 514

14. Comparison to the national benchmark is shown. If no comparison is available, this is left blank.

15. Comparison to the custom benchmark is shown. A description of the custom benchmark cohort can be found in the About section of the report.

If no comparison is available, this is left blank.
2024 2026 -2 -1 0 1 2
-1 0 1 2
Used public transportation instead of
driving
Carpooled with other adults or children
instead of driving alone
Walked or biked instead of driving
Higher Similar
Higher Higher
Much higher Similar
31%
36%
65%
65%
80%
80%
Please indicate whether or not you have done each of the following in the last 12 months. (% yes)
2024 2026 -2 -1 0 1 2
-1 0 1 2
Traffic enforcement
Street repair
Street cleaning
Street lighting
Snow removal
Sidewalk maintenance
Bus or transit services
Similar Similar
Much lower Much lower
Lower Lower
Lower Lower
Lower Lower
Similar Similar
Similar Similar
42%
44%
8% 13%
42%
44%
38%
36%
53% 49%
37%
40%
40%
52%
↗
Please rate the quality of each of the following services in South Lake Tahoe. (% excellent or good)
15 515
Excellent
Good
Fair
Poor
29%
44%
20%
8%
Overall design or layout of South Lake Tahoe's
residential and commercial areas
Community Design
A well-designed community enhances the
quality of life for its residents by
encouraging smart land use and zoning,
ensuring that affordable housing is
accessible to all, and supporting
development that suits residents' needs.
2024 2026 -2 -1 0 1 2
-1 0 1 2
Your neighborhood as a place to live
Similar Similar
72%
81%
↗
Please rate each of the following aspects of quality of life in South Lake Tahoe. (% excellent or good)
2024 2026 -2 -1 0 1 2
-1 0 1 2
Land use, planning and zoning
Code enforcement
Similar Similar
Lower Similar
26%
30%
21%
30%
↗
Please rate the quality of each of the following services in South Lake Tahoe. (% excellent or good)
2024 2026 -2 -1 0 1 2
-1 0 1 2
Overall design or layout of residential and
commercial areas
Lower Lower
36%
36%
Please rate each of the following characteristics as they relate to South Lake Tahoe as a whole. (% excellent or good)
vs. national
benchmark¹⁶
vs. custom
benchmark¹⁷
16 516

16. Comparison to the national benchmark is shown. If no comparison is available, this is left blank.

17. Comparison to the custom benchmark is shown. A description of the custom benchmark cohort can be found in the About section of the report.

If no comparison is available, this is left blank.
2024 2026 -2 -1 0 1 2
-1 0 1 2
Preservation of the historical or cultural
character of the community
Public places where people want to spend
time
Variety of housing options
Availability of affordable quality housing
Overall quality of new development
Overall appearance
Similar Similar
Similar Similar
Much lower Lower
Lower Similar
Lower Similar
Similar Lower
39%
46%
56%
57%
11% 18%
3% 10%
25%
29%
46%
53%
Please also rate each of the following in the South Lake Tahoe community. (% excellent or good)
17 517
Excellent
Good
Fair
Poor
39%
33%
20%
8%
Overall quality of the utility infrastructure in
South Lake Tahoe
Utilities
Access to essential services like water, gas,
electricity, and internet is crucial for
safeguarding the physical health, economic
stability, and overall well-being of the
communities they support.

18. Comparison to the national benchmark is shown. If no comparison is available, this is left blank.

19. Comparison to the custom benchmark is shown. A description of the custom benchmark cohort can be found in the About section of the report.

If no comparison is available, this is left blank.
2024 2026 -2 -1 0 1 2
-1 0 1 2
Affordable high-speed internet access
Garbage collection
Drinking water
Sewer services
Storm water management
Power (electric and/or gas) utility
Utility billing
Lower Similar
Similar Similar
Higher Higher
Similar Similar
Similar Similar
Lower Similar
Lower Lower
35%
39%
92% 82%
↘
94% 87%
92% 87%
69%
65%
61% 52%
↘
34%
35%
Please rate the quality of each of the following services in South Lake Tahoe. (% excellent or good)
2024 2026 -2 -1 0 1 2
-1 0 1 2
Overall quality of the utility infrastructure
Lower Lower 49% 47%
Please rate each of the following characteristics as they relate to South Lake Tahoe as a whole. (% excellent or good)
vs. national
benchmark¹⁸
vs. custom
benchmark¹⁹
18 518
Excellent
Good
Fair
Poor
28%
51%
19%
2%
Overall feeling of safety in South Lake Tahoe
Safety
Public safety is one of the most important
responsibilities of local governments, as every
resident deserves to feel safe and secure both
in their neighborhoods and across the wider
community. The provision of strong, reliable
safety services is essential to ensuring a high
quality of life.
..
2024 2026 -2 -1 0 1 2
-1 0 1 2
Overall feeling of safety
Similar Similar
78%
79%
Please rate each of the following characteristics as they relate to South Lake Tahoe as a whole. (% excellent or good)
2024 2026 -2 -1 0 1 2
-1 0 1 2
In your neighborhood during the
day
In South Lake Tahoe's
downtown/commercial area during
the day
From property crime
From violent crime
From fire, flood, or other natural
disaster
Similar Similar
Similar Similar
Similar Similar
Similar Similar
Much lower Lower
95%
94%
88%
89%
71%
78%
83%
85%
45%
43%
Please rate how safe or unsafe you feel:
(% very or somewhat safe)
Please rate the quality of each of the following services in South Lake Tahoe vs. national
benchmark²⁰
vs. custom
benchmark²¹
19 519
2024 2026 -2 -1 0 1 2
-1 0 1 2
Police/Sheriff services
Crime prevention
Animal control
Ambulance or emergency medical
services
Fire services
Fire prevention and education
Emergency preparedness
Similar Similar
Similar Similar
Similar Similar
Similar Similar
Similar Similar
Similar Similar
Similar Similar
66%
76%
↗
70%
70%
75%
74%
82%
82%
91% 90%
82% 77%
62%
65%
Please rate the quality of each of the following services in South Lake Tahoe. (% excellent or good)

20. Comparison to the national benchmark is shown. If no comparison is available, this is left blank.

21. Comparison to the custom benchmark is shown. A description of the custom benchmark cohort can be found in the About section of the report.

If no comparison is available, this is left blank.
20 520
Excellent
Good
Fair
Poor
64%
28%
8%
0%
Overall quality of natural environment in
South Lake Tahoe
Natural Environment
The natural spaces in which residents live and
experience their communities has a direct and profound
effect on quality of life. The natural environment plays a vital role in the health and well-being of residents.
2024 2026 -2 -1 0 1 2
-1 0 1 2
Cleanliness
Water resources
Similar Similar
Much higher Much higher
53%
67%
↗
80%
87%
Please also rate each of the following in the South Lake Tahoe community. (% excellent or good)
2024 2026 -2 -1 0 1 2
-1 0 1 2
Recycling
Yard waste pick-up
Similar Similar
Similar Similar
64%
71%
76%
77%
Please rate the quality of each of the following services in South Lake Tahoe. (% excellent or good)
2024 2026 -2 -1 0 1 2
-1 0 1 2
Overall quality of natural environment
Higher Higher
92%
92%
Please rate each of the following characteristics as they relate to South Lake Tahoe as a whole. (% excellent or good)

22. Comparison to the national benchmark is shown. If no comparison is available, this is left blank.

23. Comparison to the custom benchmark is shown. A description of the custom benchmark cohort can be found in the About section of the report.

If no comparison is available, this is left blank.
vs. national
benchmark²²
vs. custom
benchmark²³
21 521
Excellent
Good
Fair
Poor
39%
46%
11%
5%
Overall quality of parks and recreation
opportunities
Parks and Recreation
"There are no communities that pride themselves on
their quality of life, promote themselves as a
desirable location for businesses to relocate, or
maintain that they are environmental stewards of
their natural resources, without such communities
having a robust, active system of parks and
recreation programs for public use and enjoyment."
- National Recreation and Park Association
2024 2026 -2 -1 0 1 2
-1 0 1 2
Availability of paths and walking trails
Fitness opportunities
Recreational opportunities
Higher Similar
Higher Similar
Higher Higher
82%
85%
83%
85%
89% 84%
Please also rate each of the following in the South Lake Tahoe community. (% excellent or good)
2024 2026 -2 -1 0 1 2
-1 0 1 2
City parks
Recreation programs or classes
Recreation centers or facilities
Similar Similar
Similar Similar
Similar Similar
69%
77%
62%
71%
↗
55%
75%
↗
Please rate the quality of each of the following services in South Lake Tahoe. (% excellent or good)
2024 2026 -2 -1 0 1 2
-1 0 1 2
Overall quality of parks and recreation
opportunities
Similar Similar
82%
85%
Please rate each of the following characteristics as they relate to South Lake Tahoe as a whole. (% excellent or good)

24. Comparison to the national benchmark is shown. If no comparison is available, this is left blank.

25. Comparison to the custom benchmark is shown. A description of the custom benchmark cohort can be found in the About section of the repor.. vs. national
benchmark²⁴
vs. custom
benchmark²⁵
22 522
Excellent
Good
Fair
Poor
24%
42%
24%
10%
Overall health and wellness opportunities in
South Lake Tahoe
Health and Wellness
The features and amenities of a community
directly influence residents’ health and
well-being, shaping their overall quality of life.
2024 2026 -2 -1 0 1 2
-1 0 1 2
Availability of affordable quality health
care
Availability of affordable quality
mental health care
Much lower Lower
Lower Similar
26%
28%
21%
25%
Please also rate each of the following in the South Lake Tahoe community. (% excellent or good)
2024 2026 -2 -1 0 1 2
-1 0 1 2
Health services
Lower Similar 52% 48%
Please rate the quality of each of the following services in South Lake Tahoe. (% excellent or good)
2024 2026 -2 -1 0 1 2
-1 0 1 2
Overall health and wellness
opportunities
Similar Similar
63%
66%
Please rate each of the following characteristics as they relate to South Lake Tahoe as a whole. (% excellent or good)

26. Comparison to the national benchmark is shown. If no comparison is available, this is left blank.

27. Comparison to the custom benchmark is shown. A description of the custom benchmark cohort can be found in the About section of the report.

If no comparison is available, this is left blank.
vs. national
benchmark²⁶
vs. custom
benchmark²⁷
23 523
Excellent
Good
Fair
Poor
13%
35%
42%
10%
Overall opportunities for education,
culture and the arts
Education, Arts, and Culture
Participation in the arts, in educational opportunities, and in cultural activities is linked to increased civic
engagement, greater social tolerance, and enhanced
enjoyment of the local community.
2024 2026 -2 -1 0 1 2
-1 0 1 2
Opportunities to attend
cultural/arts/music activities
Community support for the arts
Availability of affordable quality
childcare/preschool
K-12 education
Adult educational opportunities
Opportunities to attend special
events and festivals
Similar Similar
Similar Lower
Similar Similar
Similar Similar
Similar Similar
Similar Similar
51% 49%
50%
50%
24%
31%
51% 50%
58%
57%
57%
60%
Please also rate each of the following in the South Lake Tahoe community. (% excellent or good)
2024 2026 -2 -1 0 1 2
-1 0 1 2
Overall opportunities for education,
culture, and the arts
Similar Similar
48% 48%
Please rate each of the following characteristics as they relate to South Lake Tahoe as a whole. (% excellent or good)

28. Comparison to the national benchmark is shown. If no comparison is available, this is left blank.

29. Comparison to the custom benchmark is shown. A description of the custom benchmark cohort can be found in the About section of the report.

If no comparison is available, this is left blank.
vs. national b.. vs. custom
benchmark²⁹
24 524
Excellent
Good
Fair
Poor
15%
36%
33%
17%
Residents' connection and engagement with
their community
Community Connection
Community connection reflects residents’ sense of
belonging. When residents feel welcomed and
encouraged to participate, they are more likely to
feel engaged and connected to their community.
2024 2026 -2 -1 0 1 2
-1 0 1 2
South Lake Tahoe as a place to
raise children
South Lake Tahoe as a place to
retire
Sense of community
Similar Similar
Similar Similar
Similar Similar
57%
62%
43%
60%
↗
48%
58%
↗
Please rate each of the following aspects of quality of life in South Lake Tahoe. (% excellent or good)
2024 2026 -2 -1 0 1 2
-1 0 1 2
Residents' connection and engagement
with their community
Similar Similar
42%
51%
↗
Please rate each of the following characteristics as they relate to South Lake Tahoe as a whole. (% excellent or good)
2024 2026 -2 -1 0 1 2
Making all residents feel welcome
Attracting people from diverse
backgrounds
Valuing/respecting residents from
diverse backgrounds
Lower Similar
Similar Similar
52%
52%
42%
43%
Please rate the job you feel the South Lake Tahoe community does at each of the following. (% excellent or good)
vs. national
benchmark³⁰
vs. custom
benchmark³¹
25 525
-1 0 1 2
Attracting people from diverse
backgrounds
Valuing/respecting residents from
diverse backgrounds
Taking care of vulnerable residents
Similar Similar
Similar Similar
49%
56%
34%
40%
2024 2026 -1 0 1 2
-1 0 1 2
Sense of civic/community pride
Neighborliness of residents
Opportunities to volunteer
Opportunities to participate in
community matters
Openness and acceptance of the
community toward people of diverse
backgrounds
Similar Similar
Similar Similar
Similar Similar
Similar Similar
Similar Similar
47%
55%
60%
51%
↘
63%
65%
55%
55%
46%
49%
Please also rate each of the following in the South Lake Tahoe community. (% excellent or good)
2024 2026 -1 0 1 2
-1 0 1 2
Campaigned or advocated for a local
issue, cause, or candidate
Higher Higher
34%
↗
20%
Please indicate whether or not you have done each of the following in the last 12 months. (% yes)

30. Comparison to the national benchmark is shown. If no comparison is available, this is left blank.

31. Comparison to the custom benchmark is shown. A description of the custom benchmark cohort can be found in the About section of the report.

If no comparison is available, this is left blank.
26 526
Do you identify as a
person with a
physical disability
or other chronic
condition?
No
Yes
How much of a
barrier, if at all, are
each of the
following for your
access to parks or
other City facilities
in South Lake
Tahoe?
Transportation
to/from parks or
City facilities
Major barrier
Moderate barrier
Minor barrier
Not a barrier
Lack of
ADA-compliant
parking options
Major barrier
Moderate barrier
Minor barrier
Not a barrier
Lack of ramps and
accessible
walkways
Major barrier
Moderate barrier
Minor barrier
Not a barrier
Narrow/
inaccessible
entrances
Major barrier
9%
91%
43%
19%
17%
21%
34%
14%
11%
40%
48%
8%
25%
20%
20%
Custom Questions
Below are the complete set of responses to each custom question on the survey. By default, “don’t know” responses are excluded.
27 527
Not a barrier
Narrow/
inaccessible
entrances
Major barrier
Moderate barrier
Minor barrier
Not a barrier
Lack of accessible
restrooms
Major barrier
Moderate barrier
Minor barrier
Not a barrier
Inaccessible
counter heights
Major barrier
Moderate barrier
Minor barrier
Not a barrier
Lack of proper
signage
Major barrier
Moderate barrier
Minor barrier
Not a barrier
following for your
participation in City
Lack of information Major barrier
Moderate barrier
47%
14%
19%
20%
40%
26%
13%
21%
45%
24%
13%
18%
32%
30%
8%
30%
16%
How much of a barrier, if at all,
are each of the following for
your participation in City
meetings, services, or events?
28 528
How much of a Lack of information Major barrier
Moderate barrier
Minor barrier
Not a barrier
Language
barriers/lack of
translation services
Major barrier
Moderate barrier
Minor barrier
Not a barrier
Lack of
accommodations
for those with
hearing or visual
impairments
Major barrier
Moderate barrier
Minor barrier
Not a barrier
Schedule conflicts Major barrier
Moderate barrier
Minor barrier
Not a barrier
Lack of childcare Major barrier
Moderate barrier
Minor barrier
24%
26%
34%
79%
12%
4%
5%
74%
10%
8%
8%
31%
24%
27%
17%
10%
9%
How much of a barrier, if at
all, are each of the
following for your
participation in City
meetings, services, or
events?
29 529
Moderate barrier
Minor barrier
Not a barrier
Do you know who
to contact if you
need a service
offered by the City,
have a City-relate..

No
Yes
Please rate how
important, if at all,
you think it is for
the South Lake
Tahoe community
to focus on each of
the following in the
coming two years.

Affordable housing Essential
Very important
Somewhat important
Not at all important
Efforts to reduce
homelessness
Essential
Very important
Somewhat important
Not at all important
Actions to reduce
climate
change/achieving
carbon neutrality
goals
Essential
Very important
Somewhat important
Not at all important
Equitable
accessibility and
inclusion in the
Essential
74%
7%
10%
42%
58%
6%
15%
22%
57%
8%
23%
38%
31%
14%
22%
30%
33%
22%
30 530
Not at all important
Equitable
accessibility and
inclusion in the
community
Essential
Very important
Somewhat important
Not at all important
Disaster
preparedness and
resiliency
Essential
Very important
Somewhat important
Not at all important
Improving/
maintaining the
quality of City
facilities
Essential
Very important
Somewhat important
Not at all important
High-speed internet
improvements
Essential
Very important
Somewhat important
Not at all important
Improving the local
economy
Essential
Very important
15%
30%
34%
22%
0%
9%
36%
55%
1%
23%
47%
29%
10%
24%
37%
29%
57%
31 531
Improving the local
economy
Essential
Very important
Somewhat important
Not at all important
Which of the of the
following resources
do you currently
use to find
information about
South Lake
Tahoe's services,
news, and events?
(Select all that
apply.)
City website (cityofslt.us)
Online media publications
Local newspapers or print
media
Facebook
Instagram
Utility bill inserts
Direct mailings from the City
Text notifications
City e-newsletter
Direct emails from the City
Visiting City offices
Nextdoor
Twitter/X
Other
2%
10%
31%
7%
2%
9%
9%
10%
11%
12%
14%
15%
19%
29%
30%
31%
54%
32 532
South Lake Tahoe, CA
The National Community Survey
Supplemental Report of Results - Benchmarks and Trends
2026
Visit us online!
www.polco.us
National Research Center at Polco
is a charter member of the AAPOR
Transparency Initiative, providing
clear disclosure of our sound and
ethical survey research practices.

Report by:
533
Table of Contents
About ............................................................................................... 1 - Description of Supplemental Report
- Additional Online Reporting
National Benchmarks....................................................................... 2 - Description of National Benchmark Comparisons
Custom Benchmarks........................................................................ 13 - Description of Custom Benchmark Comparisons
Full Trends....................................................................................... 26 - Descriptions of Trends and Significance Thresholds
534
About
This supplemental report provides additional context to help interpret The National Community Survey™ results for the City of South Lake Tahoe.

While the main report presents key findings and an overview of the 10 facets of community livability, this supplemental report expands on those results by offering multiple layers of comparison. It is designed to provide a clearer sense of how local perceptions and experiences fit within a broader landscape, and to highlight patterns that may not be immediately apparent in the main report. Comparisons to national/custom benchmarks and changes across survey years can influence how findings should be interpreted.

This report brings those elements together in a structured way, making it easier to identify where the City of South Lake Tahoe is performing well, where perceptions may be shifting, and where results differ from similar communities or national patterns.

There are three sections included in this report. Use the links below to access the interactive online version of the following reports:
• National Benchmarks
• Custom Benchmarks
• Full Trends
Together, this report supports informed decision-making by illustrating where the City of South Lake Tahoe currently stands, and how the results compare to other communities and how those results have changed over time.

Additional Online Reporting
In addition to the information presented in both the main report and this supplemental report, the online version offers a range of interactive elements designed to support deeper analysis, including:
• Interactive Dashboard
• Demographic & Geographic Comparisons
1 535
% positive
RankNumber ofcommunitiesPercentile
Quality of Life Please rate each of the following
aspects of quality of life in South
Lake Tahoe.

South Lake Tahoe as a place to live Similar
The overall quality of life in South Lake Tahoe Similar Please indicate how likely or
unlikely you are to do each of the
following.

Recommend living in South Lake Tahoe to someone
who asks Lower
Remain in South Lake Tahoe for the next five years Similar Please rate each of the following in
the South Lake Tahoe community. Overall image or reputation of South Lake Tahoe Similar Governance Please indicate whether or not you
have done each of the following in
the last 12 months.

Contacted the City of South Lake Tahoe (in-person,
phone, email, or web) for help or information Similar
Contacted South Lake Tahoe elected officials
(in-person, phone, email, or web) to express your
opinion
Similar
Attended (in-person or remotely) a local public
meeting (of local elected officials like City Council or County Commissioners, advisory boards, town halls,
HOA, neighborhood watch, etc.)
Similar
Watched (online or on television) a local public
meeting
Higher
79% 222 370 38%
72% 240 376 35%
71% 266 332 19%
85% 148 334 55%
55% 267 360 24%
41% 251 338 26%
23% 53 321 83%
31% 42 323 87%
National Benchmarks
This table contains the comparisons of South Lake Tahoe's results to those from communities nationwide. The first column shows South Lake Tahoe's rating compared to the benchmark: results are noted as “higher” or “lower” if the average rating given by South Lake Tahoe residents is at least 10 points above or below the benchmark, and “similar” if it is within 10 points. The second column shows South Lake Tahoe's “percent positive”, which is the combination of the most positive response options (e.g., excellent/good). The third column shows South Lake Tahoe's ranking in comparison to other communities where a similar question was asked, and the fourth column shows the number of communities that asked that question. The fifth column shows the percentile for South Lake Tahoe's result (the percent of communities that had a lower rating). 2 536
Governance Please indicate whether or not you
have done each of the following in
the last 12 months.

Attended (in-person or remotely) a local public
meeting (of local elected officials like City Council or County Commissioners, advisory boards, town halls,
HOA, neighborhood watch, etc.) Similar
Watched (online or on television) a local public
meeting Higher
Please rate the quality of each of the
following services in South Lake
Tahoe.

Public information services Lower
Overall customer service by South Lake Tahoe
employees (police, receptionists, planners, etc.) Similar Please rate the following categories
of South Lake Tahoe government
performance.

The value of services for the taxes paid to South Lake
Tahoe Lower
The overall direction that South Lake Tahoe is taking Lower The job South Lake Tahoe government does at
welcoming resident involvement Similar
Overall confidence in South Lake Tahoe government Much
lower
Generally acting in the best interest of the community Lower Being honest Much
lower
Being open and transparent to the public Lower
Informing residents about issues facing the
community
Lower
42% 9 317 97%
49% 304 341 10%
64% 301 364 15%
31% 332 375 9%
33% 319 350 8%
42% 267 350 24%
21% 323 324 0%
27% 321 327 2%
29% 315 320 1%
31% 310 329 6%
3 537
Governance Please rate the following categories
of South Lake Tahoe government
performance.

Being open and transparent to the public Lower
Informing residents about issues facing the
community Lower
Treating all residents fairly Lower
Treating residents with respect Lower
Overall, how would you rate the
quality of the services provided by
each of the following?
The City of South Lake Tahoe Lower
The Federal Government Similar
Economy Please rate each of the following
aspects of quality of life in South
Lake Tahoe.

South Lake Tahoe as a place to work Lower
South Lake Tahoe as a place to visit Much
higher
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall economic health of South Lake Tahoe Lower
Please rate each of the following in
the South Lake Tahoe community.

Overall quality of business and service
establishments in South Lake Tahoe Lower
Variety of business and service establishments in
South Lake Tahoe Lower
Vibrancy of downtown/commercial area Similar
33% 286 326 12%
34% 316 328 3%
42% 314 321 2%
41% 335 367 7%
19% 283 305 7%
40% 329 368 9%
92% 34 339 90%
32% 305 333 8%
52% 294 329 10%
37% 271 321 15%
4 538
Economy Please rate each of the following in
the South Lake Tahoe community.

Variety of business and service establishments in
South Lake Tahoe Lower
Vibrancy of downtown/commercial area Similar
Employment opportunities Lower
Shopping opportunities Lower
Cost of living in South Lake Tahoe Much
lower
Please rate the quality of each of the
following services in South Lake
Tahoe.

Economic development Lower
Please rate how important, if at all,
you think it is for the South Lake
Tahoe community to focus on each
of the following in the coming two
years.

Overall economic health of South Lake Tahoe Similar
Mobility
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall quality of the transportation system (auto,
bicycle, foot, bus, microtransit) in South Lake Tahoe Similar Please also rate each of the
following in the South Lake Tahoe
community.

Traffic flow on major streets Similar
Ease of public parking Much
lower
Ease of travel by car in South Lake Tahoe Similar
Ease of travel by public transportation in South Lake
Tahoe
Similar
45% 206 315 34%
19% 314 346 9%
35% 250 333 25%
7% 312 328 5%
32% 290 328 11%
86% 199 319 37%
43% 167 329 49%
37% 256 347 25%
27% 310 319 3%
56% 277 344 19%
5 539
Mobility Please also rate each of the
following in the South Lake Tahoe
community.

Ease of travel by car in South Lake Tahoe Similar
Ease of travel by public transportation in South Lake
Tahoe Similar
Ease of travel by bicycle in South Lake Tahoe Higher
Ease of walking in South Lake Tahoe Similar
Please indicate whether or not you
have done each of the following in
the last 12 months.

Used bus or other public transportation instead of
driving Higher
Carpooled with other adults or children instead of
driving alone Higher
Walked or biked instead of driving Much
higher
Please rate the quality of each of the
following services in South Lake
Tahoe.

Traffic enforcement Similar
Street repair Much
lower
Street cleaning Lower
Street lighting Lower
Snow removal Lower
41% 107 320 66%
68% 52 344 85%
57% 181 349 47%
36% 68 308 78%
65% 12 317 96%
80% 26 320 92%
44% 289 356 17%
13% 353 357 1%
44% 281 335 15%
36% 327 349 4%
6 540
Mobility Please rate the quality of each of the
following services in South Lake
Tahoe.

Street lighting Lower
Snow removal Lower
Sidewalk maintenance Similar
Bus or transit services Similar
Please rate how important, if at all,
you think it is for the South Lake
Tahoe community to focus on each
of the following in the coming two
years.

Overall quality of the transportation system (auto,
bicycle, foot, bus, microtransit) in South Lake Tahoe Similar Community
Design
Please rate each of the following
aspects of quality of life in South
Lake Tahoe.

Your neighborhood as a place to live Similar
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall design or layout of South Lake Tahoe's
residential and commercial areas (e.g., homes,
buildings, streets, parks, etc.)
Lower
Please also rate each of the
following in the South Lake Tahoe
community.

Preservation of the historical or cultural character of the community Similar
Public places where people want to spend time Similar
Variety of housing options Much
lower
Availability of affordable quality housing Lower
Overall quality of new development in South Lake
Tahoe
Lower
49% 226 282 18%
40% 255 328 21%
52% 98 312 68%
81% 51 318 84%
81% 212 345 38%
36% 297 327 9%
46% 260 316 18%
57% 178 321 44%
18% 317 335 5%
10% 315 348 9%
7 541
Community
Design
Please also rate each of the
following in the South Lake Tahoe
community.

Availability of affordable quality housing Lower
Overall quality of new development in South Lake
Tahoe Lower
Overall appearance of South Lake Tahoe Similar
Please rate the quality of each of the
following services in South Lake
Tahoe.

Land use, planning, and zoning Similar
Code enforcement (weeds, abandoned buildings,
parking, vacation rentals, etc.) Lower
Please rate how important, if at all,
you think it is for the South Lake
Tahoe community to focus on each
of the following in the coming two
years.

Overall design or layout of South Lake Tahoe's
residential and commercial areas (e.g., homes,
buildings, streets, parks, etc.)
Similar
Utilities
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall quality of the utility infrastructure in South
Lake Tahoe (water, sewer, storm water, electric/gas,
broadband)
Lower
Please rate the quality of each of the
following services in South Lake
Tahoe.

Affordable high-speed internet access Lower
Garbage collection Similar
Drinking water Higher
Sewer services Similar
Storm water management (storm drainage, dams,
levees, etc.)
Similar
29% 297 333 10%
53% 255 343 24%
30% 285 337 15%
30% 284 355 18%
65% 266 319 16%
47% 283 322 12%
39% 283 315 10%
82% 134 342 60%
87% 6 341 98%
87% 55 332 83%
8 542
Utilities Please rate the quality of each of the
following services in South Lake
Tahoe.

Sewer services Similar
Storm water management (storm drainage, dams,
levees, etc.) Similar
Power (electric and/or gas) utility Lower
Utility billing Lower
Please rate how important, if at all,
you think it is for the South Lake
Tahoe community to focus on each
of the following in the coming two
years.

Overall quality of the utility infrastructure in South
Lake Tahoe (water, sewer, storm water, electric/gas,
broadband)
Similar
Safety
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall feeling of safety in South Lake Tahoe Similar
Please rate how safe or unsafe you
feel:

In your neighborhood during the day Similar
In South Lake Tahoe's downtown/commercial area
during the day Similar
From property crime Similar
From violent crime Similar
From fire, flood, or other natural disaster Much
lower
Police services Similar
65% 241 350 30%
52% 285 302 5%
35% 312 320 1%
83% 265 318 16%
79% 184 356 47%
94% 148 338 55%
89% 139 327 57%
78% 157 327 52%
85% 158 327 51%
43% 310 319 3%
9 543
Safety
Please rate how safe or unsafe you
feel: From fire, flood, or other natural disaster
Much
lower
Please rate the quality of each of the
following services in South Lake
Tahoe.

Police services Similar
Crime prevention Similar
Animal control Similar
Ambulance or emergency medical services Similar
Fire services Similar
Fire prevention and education Similar
Emergency preparedness (services that prepare the
community for natural disasters or other emergency
situations)
Similar
Please rate how important, if at all,
you think it is for the South Lake
Tahoe community to focus on each
of the following in the coming two
years.

Overall feeling of safety in South Lake Tahoe Lower
Parks and
Recreation
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall quality of parks and recreation opportunities Similar Please also rate each of the
following in the South Lake Tahoe
community.

Availability of paths and walking trails Higher
Fitness opportunities (including exercise classes and
paths or trails, etc.)
Higher
76% 254 373 30%
70% 208 350 39%
74% 166 341 50%
82% 264 351 23%
90% 196 357 44%
77% 157 332 52%
65% 192 333 42%
68% 317 319 0%
85% 114 326 65%
85% 63 339 81%
10 544
Parks and
Recreation
Please also rate each of the
following in the South Lake Tahoe
community.

Availability of paths and walking trails Higher
Fitness opportunities (including exercise classes and
paths or trails, etc.) Higher
Recreational opportunities Higher
Please rate the quality of each of the
following services in South Lake
Tahoe.

City parks Similar
Recreation programs or classes Similar
Recreation centers or facilities Similar
Please rate how important, if at all,
you think it is for the South Lake
Tahoe community to focus on each
of the following in the coming two
years.

Overall quality of parks and recreation opportunities Similar Community
Connection
Please rate each of the following
aspects of quality of life in South
Lake Tahoe.

South Lake Tahoe as a place to raise children Similar
South Lake Tahoe as a place to retire Similar
Sense of community Similar
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Residents' connection and engagement with their
community Similar
Making all residents feel welcome Lower
85% 44 323 86%
84% 21 335 94%
77% 199 342 42%
71% 131 332 60%
75% 96 326 70%
75% 265 319 17%
62% 277 372 24%
60% 198 367 45%
58% 218 348 37%
51% 199 324 38%
11 545
Community
Connection
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Residents' connection and engagement with their
community Similar
Please rate the job you feel the
South Lake Tahoe community does
at each of the following.

Making all residents feel welcome Lower
Attracting people from diverse backgrounds Similar
Valuing/respecting residents from diverse
backgrounds Similar
Taking care of vulnerable residents (elderly, disabled, homeless, etc.) Similar
Please also rate each of the
following in the South Lake Tahoe
community.

Volunteered your time to some group/activity in South
Lake Tahoe Higher
Campaigned or advocated for a local issue, cause, or
candidate
Higher
52% 288 325 11%
43% 252 320 21%
56% 244 320 24%
40% 230 318 27%
55% 211 318 33%
51% 225 321 30%
65% 148 330 55%
55% 212 326 35%
49% 253 339 25%
46% 56 325 83%
12 546
Community
Connection
Please indicate whether or not you
have done each of the following in
the last 12 months.

Volunteered your time to some group/activity in South
Lake Tahoe Higher
Campaigned or advocated for a local issue, cause, or
candidate Higher
Please rate how important, if at all,
you think it is for the South Lake
Tahoe community to focus on each
of the following in the coming two
years.

Residents' connection and engagement with their
community Similar
Education,
Arts, and
Culture
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall opportunities for education, culture, and the
arts Similar
Please also rate each of the
following in the South Lake Tahoe
community.

Opportunities to attend cultural/arts/music activities Similar Community support for the arts Similar
Availability of affordable quality childcare/preschool Similar K-12 education Similar
Adult educational opportunities Similar
Opportunities to attend special events and festivals Similar Please rate how important, if at all,
you think it is for the South Lake
Tahoe community to focus on each
of the following in the coming two
years.

Overall opportunities for education, culture, and the
arts Similar
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall health and wellness opportunities in South
Lake Tahoe
Similar
34% 12 316 96%
64% 289 319 9%
48% 223 329 32%
49% 219 345 36%
50% 204 317 35%
31% 246 330 25%
50% 217 339 36%
57% 95 323 70%
60% 186 329 43%
66% 277 319 13%
13 547
Education,
Arts, and
Culture
you think it is for the South Lake
Tahoe community to focus on each
of the following in the coming two
years.

Overall opportunities for education, culture, and the
arts Similar
Health and
Wellness
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall health and wellness opportunities in South
Lake Tahoe Similar
Please also rate each of the
following in the South Lake Tahoe
community.

Availability of affordable quality health care Much
lower
Availability of affordable quality mental health care Lower Please rate the quality of each of the
following services in South Lake
Tahoe.

Health services Lower
Please rate how important, if at all,
you think it is for the South Lake
Tahoe community to focus on each
of the following in the coming two
years.

Overall health and wellness opportunities in South
Lake Tahoe Similar
Natural
Environment
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall quality of natural environment in South Lake
Tahoe Higher
Please also rate each of the
following in the South Lake Tahoe
community.

Cleanliness of South Lake Tahoe Similar
Water resources (beaches, lakes, ponds, riverways,
etc.)
Much
higher
Please rate the quality of each of the
following services in South Lake
Tahoe.

Recycling Similar
Yard waste pick-up Similar
Please rate how important, if at all,
you think it is for the South Lake
Tahoe community to focus on each
of the following in the coming two
years.

Overall quality of natural environment in South Lake
Tahoe
Similar
66% 177 329 46%
28% 320 330 3%
25% 286 321 11%
48% 271 314 14%
70% 177 319 44%
92% 19 336 94%
67% 217 341 36%
87% 18 302 94%
71% 119 347 65%
77% 101 317 68%
14 548
Natural
Environment
Please rate the quality of each of the
following services in South Lake
Tahoe. Yard waste pick-up Similar
Please rate how important, if at all,
you think it is for the South Lake
Tahoe community to focus on each
of the following in the coming two
years.

Overall quality of natural environment in South Lake
Tahoe Similar 90% 15 319 95%
15 549
% positive
RankNumber ofcommunitiesPercentile
Quality of Life Please rate each of the following
aspects of quality of life in South
Lake Tahoe.

South Lake Tahoe as a place to live Similar
The overall quality of life in South Lake Tahoe Similar Please indicate how likely or
unlikely you are to do each of
the following.

Recommend living in South Lake Tahoe to someone
who asks Similar
Remain in South Lake Tahoe for the next five years Similar Please rate each of the following
in the South Lake Tahoe
community.

Overall image or reputation of South Lake Tahoe Lower
Governance Please indicate whether or not
you have done each of the
following in the last 12 months.

Public information services Lower
Overall customer service by South Lake Tahoe
employees (police, receptionists, planners, etc.) Similar Please rate the following
categories of South Lake Tahoe
government performance.

The value of services for the taxes paid to South Lake
Tahoe Lower
The overall direction that South Lake Tahoe is taking Lower The job South Lake Tahoe government does at
welcoming resident involvement
Similar
79% 20 25 24%
72% 20 25 24%
71% 17 22 27%
85% 7 23 73%
55% 17 22 27%
41% 18 23 26%
23% 8 22 68%
31% 6 22 77%
42% 1 22 ####
49% 21 23 13%
64% 20 24 20%
31% 21 24 16%
33% 21 25 20%
Custom Benchmarks
This table contains the comparisons of South Lake Tahoe's results to those from similar communities in CA, CO, and AZ. The first column shows South Lake Tahoe's rating compared to the benchmark: results are noted as “higher” or “lower” if the average rating given by South Lake Tahoe residents is at least 10 points above or below the benchmark, and “similar” if it is within 10 points. The second column shows South Lake Tahoe's “percent positive”, which is the combination of the most positive response options (e.g., excellent/good). The third column shows South Lake Tahoe's ranking in comparison to other communities where a similar question was asked, and the fourth column shows the number of communities that asked that question. The fifth column shows the percentile for South Lake Tahoe's result (the percent of communities that had a lower rating).
16 550
Governance Please rate the following
categories of South Lake Tahoe
government performance.

The overall direction that South Lake Tahoe is taking Lower The job South Lake Tahoe government does at
welcoming resident involvement Similar
Overall confidence in South Lake Tahoe government Lower Generally acting in the best interest of the community Lower Being honest Lower
Being open and transparent to the public Lower
Informing residents about issues facing the community Similar Treating all residents fairly Lower
Treating residents with respect Lower
Overall, how would you rate the
quality of the services provided
by each of the following?
The City of South Lake Tahoe Lower
The Federal Government Similar
Economy Please rate each of the following
aspects of quality of life in South
Lake Tahoe.

South Lake Tahoe as a place to work Lower
South Lake Tahoe as a place to visit Higher
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall economic health of South Lake Tahoe Lower
Please rate each of the following
in the South Lake Tahoe
community.

Overall quality of business and service establishments
in South Lake Tahoe Lower
Variety of business and service establishments in South Lake Tahoe Lower
Vibrancy of downtown/commercial area Lower
Employment opportunities Lower
42% 18 25 32%
21% 22 22 4%
27% 22 22 4%
29% 21 21 4%
31% 22 24 12%
33% 17 21 23%
34% 21 23 13%
42% 19 22 18%
41% 23 24 8%
19% 17 21 23%
40% 23 25 12%
92% 11 23 56%
32% 21 23 13%
52% 21 23 13%
37% 19 22 18%
45% 16 23 34%
17 551
Economy Please rate each of the following
in the South Lake Tahoe
community.

Vibrancy of downtown/commercial area Lower
Employment opportunities Lower
Shopping opportunities Lower
Cost of living in South Lake Tahoe Lower
Please rate the quality of each of
the following services in South
Lake Tahoe.

Economic development Similar
Please rate how important, if at
all, you think it is for the South
Lake Tahoe community to focus
on each of the following in the ..

Overall economic health of South Lake Tahoe Similar
Mobility
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall quality of the transportation system (auto,
bicycle, foot, bus, microtransit) in South Lake Tahoe Similar Please also rate each of the
following in the South Lake
Tahoe community.

Traffic flow on major streets Similar
Ease of public parking Lower
Ease of travel by car in South Lake Tahoe Similar
Ease of travel by public transportation in South Lake
Tahoe Similar
Ease of travel by bicycle in South Lake Tahoe Similar
Ease of walking in South Lake Tahoe Similar
Please indicate whether or not
you have done each of the
following in the last 12 months.

Used bus or other public transportation instead of
driving Similar
Carpooled with other adults or children instead of
driving alone Higher
Walked or biked instead of driving Similar
Please rate the quality of each of
the following services in South
Lake Tahoe.

Traffic enforcement Similar
Street repair Much
lower
19% 22 24 12%
35% 19 24 25%
7% 19 23 21%
32% 19 22 18%
86% 12 22 50%
43% 16 23 34%
37% 17 22 27%
27% 23 24 8%
56% 17 24 33%
41% 12 25 56%
68% 7 24 75%
57% 18 25 32%
36% 14 23 43%
65% 3 23 91%
80% 8 23 69%
44% 19 24 25%
18 552
Mobility Please rate the quality of each of
the following services in South
Lake Tahoe.

Traffic enforcement Similar
Street repair Much
lower
Street cleaning Lower
Street lighting Lower
Snow removal Lower
Sidewalk maintenance Similar
Bus or transit services Similar
Please rate how important, if at
all, you think it is for the South
Lake Tahoe community to focus
on each of the following in the ..

Your neighborhood as a place to live Similar
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Preservation of the historical or cultural character of the community Similar
Public places where people want to spend time Similar
Variety of housing options Lower
Availability of affordable quality housing Similar
Overall quality of new development in South Lake
Tahoe Similar
Overall appearance of South Lake Tahoe Lower
Please rate the quality of each of
the following services in South
Lake Tahoe.

Land use, planning, and zoning Similar
Code enforcement (weeds, abandoned buildings,
parking, vacation rentals, etc.)
Similar
13% 25 25 4%
44% 21 23 13%
36% 22 23 8%
49% 13 14 14%
40% 17 22 27%
52% 10 23 60%
81% 5 22 81%
81% 15 23 39%
36% 22 23 8%
46% 17 22 27%
57% 14 22 40%
18% 19 22 18%
10% 18 24 29%
29% 19 22 18%
53% 16 22 31%
30% 19 24 25%
19 553
Community
Design
Please rate the quality of each of
the following services in South
Lake Tahoe.

Land use, planning, and zoning Similar
Code enforcement (weeds, abandoned buildings,
parking, vacation rentals, etc.) Similar
Please rate how important, if at
all, you think it is for the South
Lake Tahoe community to focus
on each of the following in the ..

Overall quality of the utility infrastructure in South Lake Tahoe (water, sewer, storm water, electric/gas,
broadband)
Lower
Please rate the quality of each of
the following services in South
Lake Tahoe.

Affordable high-speed internet access Similar
Garbage collection Similar
Drinking water Higher
Sewer services Similar
Storm water management (storm drainage, dams,
levees, etc.) Similar
Power (electric and/or gas) utility Similar
Utility billing Lower
Please rate how important, if at
all, you think it is for the South
Lake Tahoe community to focus
on each of the following in the ..

Overall quality of the utility infrastructure in South Lake Tahoe (water, sewer, storm water, electric/gas,
broadband)
Similar
Safety
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall feeling of safety in South Lake Tahoe Similar
Please rate how safe or unsafe
you feel:

In your neighborhood during the day Similar
In South Lake Tahoe's downtown/commercial area
during the day Similar
From property crime Similar
From violent crime Similar
From fire, flood, or other natural disaster Lower
30% 18 24 29%
65% 21 22 9%
47% 21 22 9%
39% 17 22 27%
82% 10 22 59%
87% 2 24 95%
87% 4 24 87%
65% 18 23 26%
52% 15 19 26%
35% 22 23 8%
83% 18 22 22%
79% 14 24 45%
94% 11 23 56%
89% 8 23 69%
78% 6 22 77%
85% 10 22 59%
20 554
Safety Please rate how safe or unsafe
you feel:

From violent crime Similar
From fire, flood, or other natural disaster Lower
Please rate the quality of each of
the following services in South
Lake Tahoe.

Police services Similar
Crime prevention Similar
Animal control Similar
Ambulance or emergency medical services Similar
Fire services Similar
Fire prevention and education Similar
Emergency preparedness (services that prepare the
community for natural disasters or other emergency
situations)
Similar
Please rate how important, if at
all, you think it is for the South
Lake Tahoe community to focus
on each of the following in the ..

Overall feeling of safety in South Lake Tahoe Lower
Natural
Environment
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall quality of natural environment in South Lake
Tahoe Higher
Please also rate each of the
following in the South Lake
Tahoe community.

Cleanliness of South Lake Tahoe Similar
Water resources (beaches, lakes, ponds, riverways,
etc.)
Much
higher
Please rate the quality of each of
the following services in South
Lake Tahoe.

Recycling Similar
Yard waste pick-up Similar
Please rate how important, if at
all, you think it is for the South
Lake Tahoe community to focus
on each of the following in the ..

Overall quality of natural environment in South Lake
Tahoe Similar
Parks and
Recreation
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall quality of parks and recreation opportunities Similar Availability of paths and walking trails Similar
43% 20 22 13%
76% 14 25 48%
70% 12 24 54%
74% 12 24 54%
82% 19 23 21%
90% 17 25 36%
77% 10 23 60%
65% 12 23 52%
68% 22 22 4%
92% 8 25 72%
67% 13 23 47%
87% 2 22 95%
71% 9 24 66%
77% 10 22 59%
90% 5 22 81%
85% 12 22 50%
21 555
Parks and
Recreation
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole. Overall quality of parks and recreation opportunities Similar Please also rate each of the
following in the South Lake
Tahoe community.

Availability of paths and walking trails Similar
Fitness opportunities (including exercise classes and
paths or trails, etc.) Similar
Recreational opportunities Higher
Please rate the quality of each of
the following services in South
Lake Tahoe.

City parks Similar
Recreation programs or classes Similar
Recreation centers or facilities Similar
Please rate how important, if at
all, you think it is for the South
Lake Tahoe community to focus
on each of the following in the ..

Overall quality of parks and recreation opportunities Similar Health and
Wellness
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall health and wellness opportunities in South Lake Tahoe Similar
Please also rate each of the
following in the South Lake
Tahoe community.

Availability of affordable quality health care Lower
Availability of affordable quality mental health care Similar Please rate the quality of each of
the following services in South
Lake Tahoe.

Health services Similar
Please rate how important, if at
all, you think it is for the South
Lake Tahoe community to focus
on each of the following in the ..

Overall health and wellness opportunities in South Lake Tahoe Similar
Education,
Arts, and
Culture
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall opportunities for education, culture, and the arts Similar Please also rate each of the
following in the South Lake
Tahoe community.

Opportunities to attend cultural/arts/music activities Similar Community support for the arts Lower
Availability of affordable quality childcare/preschool Similar K-12 education Similar
85% 10 23 60%
85% 8 22 68%
84% 7 24 75%
77% 16 25 40%
71% 15 25 44%
75% 10 23 60%
75% 21 22 9%
66% 15 23 39%
28% 22 23 8%
25% 20 23 17%
48% 16 20 25%
70% 11 22 54%
48% 20 24 20%
49% 20 25 24%
50% 18 22 22%
31% 16 24 37%
22 556
Education,
Arts, and
Culture
Please also rate each of the
following in the South Lake
Tahoe community.

Availability of affordable quality childcare/preschool Similar K-12 education Similar
Adult educational opportunities Similar
Opportunities to attend special events and festivals Similar Please rate how important, if at
all, you think it is for the South
Lake Tahoe community to focus
on each of the following in the ..

Overall opportunities for education, culture, and the arts Similar Community
Connection
Please rate each of the following
aspects of quality of life in South
Lake Tahoe.

Residents' connection and engagement with their
community Similar
Please rate the job you feel the
South Lake Tahoe community
does at each of the following.

Making all residents feel welcome Similar
Attracting people from diverse backgrounds Similar
Valuing/respecting residents from diverse backgrounds Similar Taking care of vulnerable residents (elderly, disabled, homeless, etc.) Similar
Please also rate each of the
following in the South Lake
Tahoe community.

Sense of civic/community pride Similar
Neighborliness of residents in South Lake Tahoe Similar Opportunities to volunteer Similar
Opportunities to participate in community matters Similar Openness and acceptance of the community toward
people of diverse backgrounds
Similar
50% 15 23 39%
57% 11 22 54%
60% 14 22 40%
66% 19 22 18%
62% 19 25 28%
60% 14 25 48%
58% 13 24 50%
51% 13 22 45%
52% 19 22 18%
43% 15 21 33%
56% 16 21 28%
40% 12 21 47%
55% 14 21 38%
51% 13 22 45%
65% 12 23 52%
55% 16 23 34%
23 557
Community
Connection
Please also rate each of the
following in the South Lake
Tahoe community.

Opportunities to participate in community matters Similar Openness and acceptance of the community toward
people of diverse backgrounds Similar
Please indicate whether or not
you have done each of the
following in the last 12 months.

Volunteered your time to some group/activity in South
Lake Tahoe Similar
Campaigned or advocated for a local issue, cause, or
candidate Higher
Please rate how important, if at
all, you think it is for the South
Lake Tahoe community to focus
on each of the following in the ..

Residents' connection and engagement with their
community Similar
49% 19 23 21%
46% 9 24 66%
34% 2 21 95%
64% 20 22 13%
24 558
2008
201020112013201520242026
Quality of Life
Please rate each of the following
aspects of quality of life in South
Lake Tahoe.

The overall quality of life
Please indicate how likely or
unlikely you are to do each of the
following.

Recommend living in South Lake Tahoe
to someone who asks
Governance
Please rate the quality of each of
the following services in South
Lake Tahoe.

Overall customer service by South Lake
Tahoe employees
Please rate the following categories
of South Lake Tahoe government
performance.

The overall direction that South Lake
Tahoe is taking
Overall confidence in South Lake Tahoe
government
Being open and transparent to the public
Overall, how would you rate the
quality of the services provided by
each of the following?
The City of South Lake Tahoe
The Federal Government
Economy
Please rate each of the following
aspects of quality of life in South
Lake Tahoe.

South Lake Tahoe as a place to visit
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Overall economic health
Please rate each of the following in
the South Lake Tahoe community. Shopping opportunities
Mobility
Please also rate each of the
following in the South Lake Tahoe
community.

Ease of travel by public transportation
Please rate the quality of each of
the following services in South
Lake Tahoe.

Bus or transit services
Community
Design
Please rate each of the following
aspects of quality of life in South
Lake Tahoe.

Your neighborhood as a place to live
Please rate the quality of each of
the following services in South
Lake Tahoe.

Code enforcement
72%
H
74% 70% 71% 72% 61%
71%
H
77% 75% 76% 78% 60%
64%
L
69% 69% 64% 67% 76%
31%
L
21%
L
33%
H
42%
31%
22% 15% 22% 24% 24%
19%
L
41%
L
37%
51%
32%
44%
28%
40%
28%
45%
36%
51%
92%
H
90% 79%
32%
H
19% 23%
35%
H
9% 9% 8% 10% 24%
41%
H
30%
52%
H
42% 37% 42% 44% 40%
81%
H
80% 79% 86% 84% 81% 72%
Full Trends
This table contains the trends over time for the City of South Lake Tahoe. The combined "percent positive" responses for each survey year are presented (e.g., excellent/good or yes). If an item was not included during an administration of the survey, no percentage will be shown in the table. If the difference between the 2024 and 2026 surveys is greater than eight percentage points, the change is statistically significant.

It is important to note that in 2020 and 2025, The NCS survey was updated to include new and refreshed items. Consequently, some of the trends may be impacted due to wording modifications that could have potentially altered the meaning of the item for the respondent. 25 559
Community
Design
Please rate each of the following
aspects of quality of life in South
Lake Tahoe. Your neighborhood as a place to live
Please rate the quality of each of
the following services in South
Lake Tahoe.

Code enforcement
Utilities Please rate the quality of each of
the following services in South
Lake Tahoe.

Garbage collection
Power (electric and/or gas) utility
Safety
Please rate the quality of each of
the following services in South
Lake Tahoe.

Police/Sheriff services
Parks and
Recreation
Please rate the quality of each of
the following services in South
Lake Tahoe.

Recreation programs or classes
Recreation centers or facilities
Community
Connection
Please rate each of the following
aspects of quality of life in South
Lake Tahoe.

South Lake Tahoe as a place to retire
Sense of community
Please rate each of the following
characteristics as they relate to
South Lake Tahoe as a whole.

Residents' connection and engagement
with their community
Please also rate each of the
following in the South Lake Tahoe
community.

Neighborliness of residents
Please indicate whether or not you
have done each of the following in
the last 12 months.

Campaigned or advocated for a local
issue, cause, or candidate
Natural
Environment
Please also rate each of the
following in the South Lake Tahoe
community.

Cleanliness
30%
H
24% 23% 21% 23% 21%
52%
L
82%
L
61%
92%
82%
91%
78%
92%
84%
87%
80%
91%
76%
H
77% 74% 76% 65% 66%
75%
H
71%
H
55%
50% 62%
65%
72%
67%
73%
71%
74%
76%
78%
58%
H
60%
H
48%
43%
43%
65%
48%
54%
48%
55%
46%
54%
50%
61%
51%
H
42%
51%
L
60%
34%
H
20%
67%
H
41% 40% 41% 39% 53%
26 560
South Lake Tahoe, CA
The National Community Survey
2026 Results
561
Civic Communication &
Analytics Platform
Polco unites people, data, and
government to help communities
thrive through informed decisions.

Advanced Survey Science and
Performance Analytics
Polco’s internal think tank,
backed by 30 years of benchmark survey
expertise, delivering trusted insights.
polco.us
Trusted Budget Tools
Provides budget insights through
interactive simulations and transparent
insights.
562
Facets of Community Livability
563
The National Community Survey in South Lake Tahoe
Community-wide
open participation
survey received
140
total responses.

Address-based
Random sample survey
Survey open
March 4 to June 14, 2026
Invitations mailed to 3,000
households
307 responses received

5.5% Margin of error
Results weighted to reflect
South Lake Tahoe
564
Polco’s Benchmarking Database
About
400
comparison
communities
across the
nation.

Representing
the opinions
of more than
50 million
residents.
565
Overview of
Survey Results
566
Facets of Community Livability: Quality
32%
36%
43%
47%
48%
51%
66%
79%
85%
92%
Economy
Community Design
Mobility
Utilities
Education, Arts, and Culture
Community Connection
Health and Wellness
Safety
Parks and Recreation
Natural Environment
Percent excellent or good
National Benchmark
Higher
Similar
Lower
567
Facets of Community Livability: Importance
64%
65%
66%
70%
75%
81%
83%
86%
90%
68%
Community Connection
Community Design
Education, Arts, and Culture
Safety
Health and Wellness
Parks and Recreation
Mobility
Utilities
Economy
Natural Environment
Percent essential or very important
National Benchmark
Similar
Lower
568
Balancing Quality and Importance
569
Comparisons
to National
Benchmarks
8 received higher ratings
63 received similar ratings
39 received lower ratings
570
Comparisons
to Custom
Benchmarks
5 received higher ratings
73 received similar ratings
32 received lower ratings
571
Comparisons
to Previous
Survey (2024)
17 received higher ratings
85 received similar ratings
8 received lower ratings
572
Key Findings
573
Residents
experience a
high quality of
life in South
Lake Tahoe.
574
Overall Community Quality
8 in 10 South Lake Tahoe as a
place to live.

Residents gave excellent or good ratings to:
8 in 10 Your neighborhood as a
pace to live.
6 in 10 South Lake Tahoe as a
place to retire.
8 in 10 plan to remain in South
Lake Tahoe for the next five
years
7 in 10 would recommend
living in South Lake Tahoe to
someone who asked
National Benchmark
Similar
2026 vs 2024:

Increasing/Decreasing
575
Several
governance-
related ratings
scored lower
than national
and custom
comparisons.
576
Governance in South Lake Tahoe
64%
21%
27%
31%
31%
33%
41%
Overall confidence in SLT government
Generally acting in the best interest of the community
The value of services for taxes paid to SLT
Being open and transparent to the public
Informing residents about issues facing the community
Quality of services provided by the City of SLT
Overall customer service by SLT employees
Please rate the following categories of South Lake Tahoe government performance.

Percent excellent or good
2026 vs 2024:

Increasing/Decreasing
Custom Benchmark
Higher/Lower than
National Benchmark
Similar
Lower
577
Residents feel
safe in South
Lake Tahoe and
appreciate the
City’s safety
services.
578
Safety in South Lake Tahoe
43%
78%
85%
89%
94%
From fire, flood, or natural disaster
From property crime
From violent crime
In the downtown/commercial area during the day
In your neighborhood during the day
Percent very or somewhat safe
Please rate how safe or unsafe you feel:

Custom Benchmark
Higher/Lower than
National Benchmark
Similar
Lower
579
Safety Services in South Lake Tahoe
Percent excellent or good
74% 76% 77% 82%
90%
Animal control Police/Sheriff
services
Fire prevention/
education
Ambulance/
EMS
Fire services
Please rate the quality of the following services in South Lake Tahoe.

Custom Benchmark
Higher/Lower than
National Benchmark
Similar
580
Residents report
challenges with
affordability and
economic
opportunities.
581
The Economy in South Lake Tahoe
92%
45%
32%
32%
35%
40%
52%
Economic development
Overall economic health
Shopping opportunities
SLT as a place to work
Vibrancy of downtown/commercial area
Overall quality of business and service
establishments
SLT as a place to visit
Percent excellent or good
Please rate each of the following in the South Lake Tahoe community:
2026 vs 2024:

Increasing/Decreasing
Custom Benchmark
Higher/Lower than
National Benchmark
Higher
Similar
Lower
582
Affordability in South Lake Tahoe
31%
7%
10%
25%
28%
39%
Cost of living
Availability of affordable quality housing
Availability of affordable quality mental health
care
Availability of affordable quality health care
Availability of affordable quality
childcare/preschool
Availability of affordable high-speed internet
access
Percent excellent or good
Please rate each of the following in the South Lake Tahoe community:

Custom Benchmark
Higher/Lower than
National Benchmark
Similar
Lower
583
South Lake
Tahoe’s parks
system is a
standout strength.
584
Parks & Recreation in South Lake Tahoe
84%
85%
85%
71%
75%
77%
85%
Recreation programs or classes
Recreation centers or facilities
City parks
Recreational opportunities
Overall quality of parks and recreation
opportunities
Availability of paths and walking trails
Fitness opportunities
Percent excellent or good
Please rate each of the following in the South Lake Tahoe community:
2026 vs 2024:

Increasing/Decreasing
Custom Benchmark
Higher/Lower than
National Benchmark
Higher
Similar
585
Usage of and
ratings for
public
transportation
in South Lake
Tahoe receive
high marks.
586
36%
65%
80%
Used public
transportation
instead of driving
Carpooled instead of
driving alone
Walked or biked
instead of driving
Usage of Public Transportation
Please indicate whether or not you have done each of the following in the last 12 months.

Custom Benchmark
Higher/Lower than
National Benchmark
Higher
587
Mobility in South Lake Tahoe
40%
41%
44%
52%
57%
68%
Sidewalk maintenance
Ease of travel by public transportation
Traffic enforcement
Bus or transit services
Ease of walking
Ease of travel by bicycle
Percent excellent or good
Please rate each of the following in the South Lake Tahoe community:
2026 vs 2024:

Increasing/Decreasing
Custom Benchmark
Higher/Lower than
National Benchmark
Higher
Similar
588
Additional
Special Topics
589
22%
29%
29%
31%
33%
55%
57%
57%
34%
37%
47%
38%
30%
36%
22%
31%
30%
24%
23%
23%
22%
9%
15%
10%
15%
10%
8%
14%
6%
Equitable accessibility and inclusion in the
community
High-speed internet improvements
Improving/maintaining the quality of City facilities
Efforts to reduce homelessness
Actions to reduce climate change/achieving
carbon neutrality goals
Disaster preparedness and resilency
Affordable housing
Improving the local economy
Essential Very important Somewhat important Not at all important Top Priorities
Please rate how important, if at all, you think it is for the South Lake Tahoe community to focus on each of the following in the coming two years.
590
8%
9%
16%
17%
8%
10%
34%
27%
12%
10%
7%
26%
24%
79%
74%
74%
24%
31%
Language barriers/lack of translation services
Lack of accomodations for those with hearing or
visual impairments
Lack of childcare
Lack of information
Schedule conflicts
Major barrier Moderate barrier Minor barrier Not a barrier Barriers to Participation
How much of a barrier, if at all, are each of the following for your participation in City meetings, services, or events?
591
Communication with the City
No
58%
Yes
42%
Do you know who to contact if you need a service offered by the City, have a City-related concern or complaint, or need accommodation to access a City facility, service, or event? 592
10% 11% 12% 14% 15% 19%
29% 30% 31%
54%
Sources of Information
Which of the following resources do you currently use to find information about South Lake Tahoe’s services, news, and events? (Select all that apply). (Sources with at least 10% shown)
593
Summary of
Findings
✓ Residents experience a high quality of life in South Lake Tahoe. ✓ Several governance-related ratings scored lower than benchmark comparisons.
✓ Residents feel safe in South Lake Tahoe and appreciate the City’s safety services.
✓ Residents report challenges with affordability and economic opportunities.
✓ South Lake Tahoe’s parks system is a standout strength. ✓ Usage of, and ratings for, public transportation in South Lake Tahoe receive high marks.
594
Next Steps: Continue to Engage Residents and Track Outcomes City of
South Lake
Tahoe
currently has
400+
subscribers
on Polco
595
Thank you!
Jason Neumeyer
Director of Survey Research
Polco/National Research Center
[email protected]
Questions?
596
City of South Lake Tahoe
Agenda Item Executive Summary
Hilary Roverud, Interim City Manager
__________________________________
Meeting Date: August 11, 2026
Agenda Item #:15
Agenda Item: Appeal of the Planning Commission decision approving File #DR25-007 (Tahoe Keys Marina Redevelopment Project), Granting Major Design Review, Special Use Permit, and a variance for a setback encroachment, and adoption of the project’s IS/MND under CEQA Executive Summary: On June 11, 2026, the City of South Lake Tahoe Planning Commission conducted a public hearing to consider the proposed Tahoe Keys Marina Redevelopment Project and associated Initial Study/Mitigated Negative Declaration (IS/MND). After receiving a presentation from staff and the applicant, the Planning Commission took public testimony and voted to approve the Project and adopt the IS/MND. On June 23, 2026, the City Clerk's office received a timely appeal of the Planning Commission's decision to approve the Tahoe Keys Marina Redevelopment Project from the Sierra Club Tahoe Area Group (SCTAG) represented by its Vice Chair, Tobie Tyler, and Tahoe Sierra Clean Air Coalition (TSCAC), dba TahoeCleanAir.org, represented by its President, Douglas Flaherty. The Appellants stated that the Planning Commission approval is not supported by substantial evidence, fails to proceed in the manner required by law under CEQA, and is inconsistent with applicable TRPA requirements, and requested the City to prepare an EIR.

Requested Action / Suggested Motions: Pass a Resolution denying the Appeal of the Planning Commission Decision Approving File #Dr25-007 (Tahoe Keys Marina Redevelopment Project), Granting Major Design Review, Special Use Permit, and a Variance for a Setback Encroachment, and Adoption of the Project’s IS/MND Under CEQA
Responsible Staff Member: John Hitchcock, Planning Manager Reviewed and Approved By: Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Sergio Rudin, Interim City Attorney
Attachments:
02 - PC Staff Report.pdf
03 - PC Resolution 2026-010.pdf
04 - Appeal Tahoe Keys Mariana Redelopment Special Use Permits.pdf 05 - TKM Cover Letter re Appeal and Response.pdf
06 - Notice of Appeal Emailed July 6 2026 to SCTAG.pdf
07 - Public Appeal Hearing - Tahoe Keys Redevelopment.pdf 08 - Final ISMND TKM Red Project with Responses.pdf
09 -TKM Red Scenic Analysis.pdf
01-Staff_Report_TKM_Appeal.docx
10-
Resolution_Denying_Appeal_and_Upholding_Planning_Commission_Decision__TKM_Appeal_.docx 11-Appeal Procedures - Tahoe Keys Marina Redevelopment Project.docx 597
City Council Agenda Report August 11, 2026 Page 1 of 19 City of South Lake Tahoe
Report to City Council
Meeting Date: August 11, 2026
Title: Appeal of the Planning Commission decision approving File #DR25-007 (Tahoe Keys Marina Redevelopment Project), Granting Major Design Review, Special Use Permit, and a variance for a setback encroachment, and adoption of the Project's IS/MND under CEQA
Location: 2435 Venice Drive
Responsible Staff Members: John Hitchcock, Planning Manager

BACKGROUND
The City of South Lake Tahoe Planning Division received an application from the Tahoe Keys SMI DE LLC ("TKSMI") for a proposed project to redevelop and modernize the Tahoe Keys Marina upland facilities. The Project required Planning Commission approval of a design review permit, a special use permit, and the granting of a variance for an encroachment into the required setback.

The Project is the redevelopment of the Tahoe Keys Marina ("TKM") in order to revitalize the TKM landside facilities and operations. The Project would involve the demolition of three (3) existing marina buildings, other ancillary structures on the site, and existing parking lots and utilities. Landside redevelopment would include new buildings, parking lots, entrances, and utilities (including upgraded water connections to mains in Venice Drive East and Tahoe Keys Boulevard). Buildings would include an approximately 52,600-square-foot indoor boat storage facility with indoor water tanks, three (3) units of workforce housing (to replace the three [3] existing employee units that would be demolished as part of the Project), and space for restaurants, retail, concessions, and boat sales. The existing boat launch and gantry crane would be relocated. The Project includes work in the Tahoe Keys Lagoon replacing the existing bulkhead that borders the lagoon would be replaced under a separate TRPA permit.

City permitting for the bulkhead would be limited to the issuance of a building permit, which is ministerial action pursuant to CEQA Section 15268(b)(1). A significant element of the Project is bringing the site into compliance with water quality best management practices ("BMPs") and assisting in controlling aquatic invasive species ("AIS").

This Project is not a qualifying project in the City/TRPA MOU and thus requires a separate approval from the Tahoe Regional Planning Agency for the proposed upland improvements and bulkhead replacement.
598
City Council Agenda Report August 11, 2026 Page 2 of 19 In accordance with the CEQA Guidelines Section 15070, an Initial Study (IS) was prepared for the proposed Project in compliance with CEQA. On April 4, 2026, the Notice of Intent, Notice of Availability, Notice of Completion, and the Initial Study/Mitigated Negative Declaration (IS/MND) were posted with the Office of Land Use and Climate Innovation and circulated to State agencies for public review.

Due to a typographical error in the conclusion of the public review period, the City reinitiated the public review period of the Initial Study/Mitigated Negative Declaration and published a revised Notice of Availability and Notice of Intent on May 1, 2026, with a public review period ending June 1, 2026 at 5:00 p.m.. All comments previously submitted to the City on the IS/MND were accepted.

On June 11, 2026, the City of South Lake Tahoe Planning Commission conducted a public hearing to consider the proposed Project and the IS/MND. After receiving a presentation from staff and the applicant, the Planning Commission took public testimony and voted to approve the Project and adopt the IS/MND with a special condition that the applicant redesign the parking lot to add at least 15 additional parking spaces, but no fewer than 10 spaces (see Attachment 02, Staff Report, and Attachment 03, Planning Commission Resolution 2026-010)

ISSUE AND DISCUSSION

PROJECT REVIEW
Site Description: The Project area, defined as the area where demolition would occur and planned improvements would be constructed, is located at 2435 Venice Drive East in the City of South Lake Tahoe, El Dorado County, California. The Project area encompasses approximately 16.5 acres comprised primarily of three (3) parcels owned by TKSMI (APNs 022-210-032, 022-210-040, and 022-210-041), portions of the Tahoe Keys lagoon, and City right-of-way ("ROW"), including Venice Drive East and Tahoe Keys Boulevard ROW from Venice Drive East to Michael Drive. The Project area also includes a small segment of Tahoe Keys Beach and Harbor Association ("TKBHA") property (APN 022-210-042) for landscape improvements; however, the parcel would remain under TKBHA ownership.

The site is highly disturbed and is developed with the Tahoe Keys Marina and accessory facilities (e.g., parking lot, boat ramps, various administrative and retail buildings) and uses. The Project area was originally developed with 2 buildings by 1969.

Subsequently, the artificial lagoon was expanded inland, providing TKM with more shoreline for marina development. By 1974, the Project area consisted of 3 buildings roughly within the footprint of the existing onsite buildings, as well as a marina developed within the now-expanded artificial lagoon. The southwestern portion of the Project area remained undeveloped and largely unused prior to 1992. 599
City Council Agenda Report August 11, 2026 Page 3 of 19 Project Location and Project Area Map
Land Uses: The proposed use is defined in Chapter 21 of the TRPA Code of Ordinance as a marina, which is an establishment providing water-oriented services, such as:
yachting and rowing clubs; boat rentals; storage and launching facilities; sport fishing activities, excursion boat and sightseeing facilities; and other related marina activities, including but not limited to fuel sales and boat and engine repair. Outdoor storage is included as part of the use. Marinas are an allowed use within Plan Area Statement 102 – Tahoe Keys.

Flood Zone: According to FEMA Flood Insurance Rate Map 06017C0367F, dated April 3, 2012, the project site is located within Zone X, areas determined to be outside of the 100-year floodplain and regulatory floodway with a 0.2% annual chance of flooding.

Moreover, all of the Tahoe Keys subdivision, with the exception of the lagoon, has been designated as man-modified by TRPA with an assigned Land Capability of Class 6.

Building Design and Site Design: The Project is designed to minimize visual mass and incorporate architectural features that create visual interest and articulation, reflecting a mountain architectural aesthetic. The Project incorporates shed and open gabled roofs, balconies and overhangs, and deep recesses to create shadow effects and an 600
City Council Agenda Report August 11, 2026 Page 4 of 19 articulated façade. For Buildings A through D and the Boat Showroom, where marina services are provided to the public, the projects incorporate fenestration/glazing at the pedestrian level and the second-story walkways to engage and activate the property.

The Project includes a landscaped drop-off plaza and a large pedestrian plaza to accommodate pedestrian circulation throughout the Marina property.

The Water Tank and Boat Storage building is also designed in the same manner as the other buildings on the property. It includes a 5:12 roof pitch, and the façade facing Venice Drive East is articulated with a recessed façade in differing colors. Due to the building's function as a boat storage facility and water storage, glazing is limited and is incorporated on the façade facing Venice Drive East.

The Trash Facility/Public Restroom building is also developed with the same color and materials palette and features a roll-up door. The roll-up door appears to be a light white/gray color that is inconsistent with the Munsell Color Chart. The City Permit has been conditioned to require the replacement of the proposed color with a darker-hued earthtone color for the roll-up garage door.

Colors and Materials: All proposed buildings use the same color and material palette.

This includes fiber-cement vertical and horizontal cladding that mimics cedar, spruce, and natural bark. Natural stone veneer with rough split-face texture, and board-formed cast-in-place concrete with wood grain texture. All the materials and colors are earthtoned and are consistent with the TRPA Munsell Color Chart.

Roof Pitch: Seven (7) new buildings are proposed on the project site. Buildings A through D are the commercial and retail spaces located towards the northern portion of the property. The other three (3) buildings are the Boat Showroom and the Trash Facility/Public Restroom located in the central portion of the property, and the Water Tank and Boat Storage building located in the southerly portion of the parcel.

To meet the City standard roof pitch requirement, all buildings have a majority roof pitch of 5:12. Although some buildings do have flat roof areas or pitches less than 5:12 (Buildings A through D and Trash Facility/Public Restroom), they are generally not visible from the public street.

As proposed, the Project is consistent with the City's minimum roof-pitch standard.

Height: The proposed Project proposes the following heights:

Buildings Proposed Maximum Allowed per
Roof Pitch and Site Slope
A, B, C, D 34’-5" 30’-6"
Boat Showroom 34’-5 ½” 30’-6"
Water Tank/Boat Storage 42’-0" 31’-1"
Trash Facility/Public Restroom 24’-¾" 30’-6"
601
City Council Agenda Report August 11, 2026 Page 5 of 19 The City does not have its own height standards and defers to Chapter 37 of the TRPA Code of Ordinances. Table 37.4.1-1: Maximum Heights for Buildings establishes allowed heights based on the proposed roof pitch and cross-slope across the building footprint. At the time that the Planning Commission considered the proposed Project, all the proposed buildings, with the exception of the Trash Facility/Public Restroom, exceeded the allowed maximum height.

On June 24, 2026, the TRPA Governing Board amended Chapter 37 of the TRPA Code of Ordinances to allow additional height for specified marina uses and buildings. As a result of the amendment, the proposed heights for all structures now comply with TRPA height maximums.

Landscaping: The plan submittal included a proposed landscaping plan that includes the use of native vegetation, including Birch, Aspens, Incense Cedars, and Jeffrey Pine.

Shrubs include Serviceberry, Sagebrush, Willow, and Spirea. Turf is limited to 4660 square feet, approximately 4.5 percent of the overall landscape area. The proposed planting is consistent with TRPA and City standards, which primarily require the use of native vegetation suitable to the Tahoe environment.

Landscaping is also proposed along Venice Drive East and within landscape islands within the parking lot to minimize the overall impact of the large expanse of asphalt when viewed from the roadway.

The landscaping plan, as proposed, is consistent with the City landscaping standards.

Pedestrian Circulation: The proposed Project includes a large plaza for pedestrian congregation, connected to pedestrian walks/paths that provide access to the marina's administrative and commercial facilities, including the boat docks, a boat launching facility, the Boat Showroom, and the promenade park.

Views: The proposed Project is located in an area that potentially may impact existing viewsheds. However, it should be noted that the existing viewsheds within the vicinity of the project area are not designated TRPA Scenic Resources. The applicant submitted a report titled Scenic Quality Evaluation of Tahoe Keys Marina Development dated December 10, 2025, by Hauge Brueck Associates, analyzing the potential effects of the Project on designated TRPA scenic resources.

The analysis concluded that the proposed Project is not visible from any scenic roadway units or individual roadway scenic resources, and therefore, the scenic standard for roadways does not apply. In addition, the Project is not visible from any TRPAdesignated public recreation area or bicycle trail identified in the 1993 Lake Tahoe Basin Scenic Resource Evaluation.

The analysis evaluated the Project from TRPA's Shoreline Scenic Unit #1 and Unit #33.

The project area is located approximately 0.3 miles south of Shoreline Unit 1, which is currently in attainment based on the threshold standards established in the 1982 Lake 602
City Council Agenda Report August 11, 2026 Page 6 of 19 Tahoe Basin Scenic Resource Inventory. The project area is not visible from the shoreline unit, and the proposed redevelopment would not cause the Project to be visible from the shoreline due to the presence of intervening development and vegetation. Therefore, the Project would have a less-than-significant impact on the attainment status of a Scenic Shoreline Unit. Shoreline Unit #33 offers views of the shoreline, distinct vegetation, and Cove East. Shoreline Unit #33 is also currently in attainment. The analysis concluded the northeastern portion of TKM is partially visible; however, from this viewpoint, the existing structures are located behind existing vegetation and below the tree canopy. As such, the scenic impacts on Shoreline Unit #33 and individual scenic resource viewpoints would be less than significant and would not affect the threshold numerical ratings assigned to the scenic resources.

The analysis also evaluates the effect of the proposed Project on non-threshold scenic vistas (e.g., ridgelines and meadow views). The analysis concluded that the new Water Tank/Boat Storage building would block some ridgeline views along Venice Drive East (west view); however, the blockage is temporary and limited to pedestrians/bikes and vehicles traveling on Venice Drive East, and views to the ridgeline would be unchanged for the majority of Venice Drive East. Moreover, removing existing visual clutter, including boat storage and repair located at the southern end of the property, would improve the visual condition.

Scenic views from Cove East were also analyzed. The report concluded that improvements to the marina by replacing older, disrepair infrastructure would result in a substantial improvement in this viewshed, but would introduce additional view blockage of distant ridgelines. Thus, the analysis recommends mitigation measures to select vegetation screening that will not increase the ridgeline view block. The City Permit will be conditioned to require a revision to the landscaping plans to select trees and shrub species that will not result in ridgeline view blockage, but still provide adequate screening of the onsite parking lot.

Views from the adjacent residential condominiums were also analyzed. The report concluded that improved site planning, architectural elements, and the overall architectural aesthetic would be an improvement over the existing view of unscreened outdoor boat storage and equipment and aging infrastructure.

Snow Storage: The proposed Project is to use a snow-melting system in the main pedestrian plaza and walkways and pathways around buildings A through D.

The plan submittal indicates approximately 103,740 square feet of landscaped areas within the project site that may be used for snow storage. However, a snow storage plan was not included in the plan submittal, and the City permit has been conditioned to require the applicant to submit a snow storage plan with the building permit application.

Parking: The City Code requires one (1) space per employee and one (1) space per three (3) moorings or slips. However, the parking rate for other non-accessory uses are 603
City Council Agenda Report August 11, 2026 Page 7 of 19 excluded from the standard marina parking rate; thus, the applicant has provided a parking analysis for the proposed parking count.

The parking analysis, titled Technical Memorandum, dated March 30, 2026, was prepared by LSC Transportation Consultants, Inc., and analyzed parking demand using the Institute of Transportation Engineers Parking Generation Manual and the City Parking Demand Ratio. After applying reductions for differences in peak uses and nonauto modes, the study concluded that the resulting peak demand for the proposed Project is 369 spaces (before applying shared parking). After applying shared parking, meaning a space that two different uses may use, but at different times of the day, the parking demand is 291 spaces, which would occur midday (from 2:00 p.m. to 3:00 p.m., when almost all uses are at peak occupancy).

The Project proposes a total of 251 parking spaces, which is a shortfall of 40.

As a result, the City Permit was conditioned to require TKM to implement an employee parking program to encourage increased non-auto access, provide carpool-matching resources, and implement a limited employee parking allowance for charter businesses.

The employee parking program shall be submitted to the Planning Department for review and approval.

In addition to the permit condition listed above, the Planning Commission included an additional condition as part of the project approval requiring the applicant to redesign the parking lot to include “at least 15, but no fewer than 10” additional parking spaces, Staff believe that the intent of this condition was actually to require at least 15 parking spaces; accordingly the condition has been revised to require at least 15 parking spaces in the proposed Council resolution. Inclusion of this additional condition of approval results in a total of at least 266 parking spaces.

Exterior Lighting: The Project proposes new exterior lighting. The proposed plan submission indicates that all exterior lighting will be directed downward and fully shielded. The City Permit will still require the applicant to submit exterior lighting specifications when submitting an application for a building permit.

Fences and Walls: No fence or wall is proposed with the Project.

Best Management Practices: The BMP plan submittal indicates that the site will generate 26,891 cubic feet of runoff from roof areas and hardscape. The proposed plans include treatment in a series of bioretention basins and channels, an underground tank, and an infiltration gallery system that can accommodate 41,910 cubic feet of volume. The BMP plan submittal provided to the City demonstrates that the BMPs adequately treat onsite runoff for a 1-hour, 20-year storm event and do not intercept existing groundwater.
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City Council Agenda Report August 11, 2026 Page 8 of 19 A Groundwater Monitoring Report prepared by Reno Tahoe Geo Associates, Inc., dated February 19, 2026, predicts the shallowest depth of groundwater elevation in the project area to be between 1.83 feet and 3.94 feet, providing adequate space to accommodate the infiltration galleries and still provide 12 inches between the bottom of the galleries and the water table.

Land Coverage: Land coverage limitations will be reviewed and approved under the separate TRPA review and approval.

Driveways: The Project proposes to install driveways to access the site. One service driveway is located towards the southwest portion of the site, and the main driveway provides public access to the marina in the northern portion of the project site. The main driveway is 55 feet wide with a 16-foot-wide landscape island separating the ingress and egress lanes, which are 21 feet wide. The driveway meets City driveway standards for a one-way driveway, which require a minimum width of 10 feet.

The service driveway is a two-way driveway that primarily serves the boat storage building and the boat showroom. The driveway width is 43 feet at the property line, exceeding the City standard of 30 feet. The increased width is needed to accommodate trailers hauling oversize loads onto and off of the site. Thus, an alternative to the City's driveway standard is warranted, and staff recommends that the Planning Commission make the appropriate findings provided below in this staff report.

Variances: The proposed Project will require a variance from the City standard for an encroachment of the Trash Facility/Public Restroom building to be constructed at the property line.

The Project proposes to construct a trash facility and public restroom at the property line at the end of the cul-de-sac, across from the public entrance to the Cove East trail and the beach access. The facility will provide South Tahoe Refuse with direct access to the trash facility from Venice Drive East. It will also provide Cove East users with direct access to the public restrooms. Currently, there are no public restrooms available at the Cove East public recreation site. Granting a variance is warranted, as South Tahoe Refuse would have direct access to the trash facility without having to use the onsite internal driveway, thereby avoiding potential pedestrian/vehicle/user conflicts.

APPEAL
On June 23, 2026, the City Clerk's office received a timely appeal of the Planning Commission's decision to approve the Tahoe Keys Marina Redevelopment Project from the Sierra Club Tahoe Area Group (SCTAG) represented by its Vice Chair, Tobie Tyler, and Tahoe Sierra Clean Air Coalition (TSCAC), dba TahoeCleanAir.org, represented by its President, Douglas Flaherty (see Attachment 04, City of South Lake Tahoe Appeal Form).
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City Council Agenda Report August 11, 2026 Page 9 of 19 The Appellants stated that the Planning Commission approval is not supported by substantial evidence, fails to proceed in the manner required by law under CEQA, and is inconsistent with applicable TRPA requirements. The Appellants assert that a full EIR/EIS is required on the following basis.

1. Wildfire Evacuation, Public Safety, and Transportation Impacts.(IS/MND §§4.17 Transportation and 4.20.3(a) Wildfire): The IS/MND contains no adequate evacuation demand analysis, throughput modeling, emergency traffic simulation, roadway clearance times, or cumulative evacuation assessment for a Basin with documented severe bottlenecks. The Project's expansion (additional slips, visitor serving uses, increased boat storage) exacerbates life-safety risks. This fails CEQA's fair argument standard and the Tahoe Regional Planning Compact's mandates for public health and safety protection. (See TSCAC June 10 letter, Sections on Public Health/Safety and Evacuation; Bonta v. County of Lake (2024) 105 Cal.App.5th 1222.)

2. Hydrology, Water Quality, and Aquatic Resources (IS/MND §§4.10 and 4.4):

The IS/MND lacks sufficient site-specific hydrogeologic data, groundwater analysis, infiltration testing, and evaluation of stormwater performance in high water-table conditions with direct connectivity to the Tahoe Keys lagoons and Lake Tahoe. It also inadequately addresses aquatic invasive species (AIS) transport risks from in-water work and increased operations. Mitigation is vague, deferred, and unenforceable. The Project is inconsistent with Lake Tahoe's Tier 3 Outstanding National Resource Water (ONRW) antidegradation requirements, TRPA thresholds, the Total Maximum Daily Load (TMDL), and CEQA Appendix G. (See both letters for detailed analysis and precedents such as Sundstrom v.

County of Mendocino.)

3. Hazardous Materials and Cumulative Impacts: Reliance on a 2021 Phase I ESA without Phase II sampling, combined with reactive mitigation (HAZ-1 ), is insufficient for a site with historic fueling operations and known contaminants.

Cumulative impacts analysis is impermissibly narrow and fails to address basinwide AIS, water clarity, recreation capacity, and South Shore redevelopment. (See Sierra Club letter citing Communities for a Better Environment v. City of Richmond and related cases.)

4. Scenic, Visual, and Other Resources: The 42-foot boat storage building and shoreline alterations lack adequate visual simulations and cumulative scenic assessment required for TRPA Chapter 66 compliance. (See Sierra Club letter.)

5. Piecemealing, Alternatives, and TRPA Coordination: The review improperly segments upland and water-dependent elements requiring TRPA approvals/amendments. A full range of alternatives (including reduced intensity and restoration-focused options) was not evaluated. A coordinated EIR/EIS review is required. (See both letters citing CEQA anti-piecemealing principles and precedents such as Laurel Heights and Vineyard Area Citizens.) 606
City Council Agenda Report August 11, 2026 Page 10 of 19 The appeal submitted by the Appellants reiterates the comments received by the City during the public review period for the IS/MND and which were responded to in the Final IS/MND. Those responses are provided for reference:

1. The comments reiterate wildfire evacuation, public safety, and transportation concerns addressed in the responses to comments included in the Final IS/MND.

Refer to Comments and Responses to O3-6, O3-9, and O3-11 of the Final IS/MND, as well as responses to Section III of the June 10, 2026 letter from TSCAC.

As noted in Section 4.9 of the IS/MND, the Project area is located within a mix of locally-designated Moderate, High, and Very High Fire Hazard Severity Zones (FHSZs), trending higher in terms of risk from west to east (CAL FIRE 2025). As noted on page 81 of the Draft IS/MND (as amended through responses to comments), evacuation routes in the vicinity of the Project are SR 89 and US 50, and the Project area does not extend or include either roadway. As such, the Project would not modify existing evacuation routes. Tahoe Keys Boulevard is an existing evacuation route and would remain accessible during both construction (with traffic control and coordination with SLT Fire Rescue and Public Works) and operation. The Project would participate in the CodeRED notification system, an evacuation map has been adopted for the Tahoe Keys area, and continued implementation of the City's evacuation plan was considered as part of baseline conditions during preparation of the IS/MND.

The Project is required to meet the 20221 California Fire Code (CCR Title 24, Part 9), which establishes regulations to safeguard against the hazards of fire, explosion, or dangerous conditions in new and existing buildings, structures, and premises. The Fire Code also establishes requirements intended to provide safety for and assistance to firefighters and emergency responders during emergency operations. The provisions of the Fire Code apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal, and demolition of every building or structure throughout California. Chapter 33 (Fire Safety During Construction and Demolition) of the California Fire Code outlines general fire safety precautions to maintain required levels of fire protection, limit fire spread, establish the appropriate operation of equipment and promote prompt response to fire emergencies. The Fire Code includes regulations regarding fire-resistance-rated construction, fire protection systems such as alarm and sprinkler systems, fire services features such as fire apparatus access roads, means of egress, and fire safety during construction and demolition. The Project complies with current fire

1 Note that this a non-substantive error in the response to comments in the IS/MND – in accordance with state law (Health and Safety Code section 18938.5), the project will need to meet the version of the California Building Standards Code (Title 24, California Code of Regulations) in effect at the time of submission for building permit.

This means the project will require compliance with the 2025 California Fire Code, not the 2022 version. The 2025 California Fire Code has measures at least as protective as the 2022 California Fire Code with regards to the issues identified in the response.
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City Council Agenda Report August 11, 2026 Page 11 of 19 and building codes, and includes ignition-resistant construction, fire sprinklers, adequate hydrant flows, emergency/fire apparatus access, defensible space, and TRPA native vegetation requirements. The Project includes water storage tanks (up to 500,000 gallons) for fire flow and proposes to underground electrical lines, reducing ignition risk.

The site is flat and already fully developed, and is surrounded by water along the shoreline of Lake Tahoe. In addition, the project would reduce on-site parking from 325 to 251 spaces2, which would reduce the number of vehicles capable of being present within the project area. If some employees and visitors were to not shelter in place due to the shoreline location due to an emergency event, such as a wildfire, the number of vehicles that may attempt to exit the project area at any given time (including during an evacuation event) would be equivalent to or less than under existing conditions, and as a result, the project would not exacerbate evacuation timing or vehicle delays along evacuation routes in the area. Refer to page 7 of Appendix D of the Draft IS/MND, which states that AM peak hour trips would remain the same and that PM peak hour trips would decrease by 37. With respect to the additional boat slips, the project would not increase the number of in-water boat slips, contrary to assertions made by the commenter in this and prior comment letters. As explained in the Final IS/MND, the IS/MND, and the Transportation Study prepared for the project (Appendix D), no change in operational intensity of the marina is anticipated.

Further, TSCAC asserts that the IS/MND is required to prepare a quantitative evacuation analysis citing Bonta v. County of Lake (2024) 105 Cal.Ap.5th 1222.

Refer to Response to Comment 03-6. The People ex rel. Bonta v. County of Lake (2024) 105 Cal.App.5th 1222 is distinguishable from the Project on several grounds. The Guenoc Valley EIR (not an IS/MND, as inaccurately claimed by the appellants) was found deficient for several reasons, including its wildfire analysis.

That EIR evaluated the development of a 16,000-acre largely undeveloped site with a mixed-use community that would generate approximately 6,500 new daily vehicle trips and more than 4,000 new residents. Portions of the Guenoc Valley site had also experienced wildfire events three times since 2010. In contrast, the Project is a 16.5-acre commercial redevelopment project on a site that is already fully developed and has never burned with anticipated levels of use similar to existing conditions. Thus, a CEQA evaluation of a large, mixed-use project on an undeveloped site that has repeatedly burned in recent history is not comparable.

Based on the evidence provided in Section 4.20 of the Draft IS/MND and taking into account the evidence presented above regarding the number of people/vehicles onsite at any given time being equivalent to or less than existing conditions under the Project, the Project would not increase wildfire-related impacts as a result of its implementation. Section 4.9.4 analyzes the Project's impact on evacuation routes and onsite ignition risks. Therefore, the wildfire risk analysis presented in the IS/MND is considered appropriate and valid and does not require amendment.

2 This would be 266 parking spaces with the added condition of approval requiring an increase of 15 parking spaces. 608
City Council Agenda Report August 11, 2026 Page 12 of 19 With respect to the TRPA Bi-State Compact, the comment refers to the initial declarations of the need to maintain public health values. However, contrary to this statement, the project was considered consistent with the TRPA Bi-State Compact and all applicable regulations when the TRPA Governing Board approved the project on June 24, 2026. The Project would provide a modernized facility that meets current Building Code requirements, including those related to fire safety, and would increase water storage for use in responding to fire events in the area, should the need arise. Additionally, the Project includes space for onsite fire response services.

2. The comment reiterates prior comments provided on the IS/MND related to technical data and detailed design calculations not being presented in the IS/MND. Responses to this comment were provided in the Final IS/MND (refer to Responses to Comments L1-6, O2-2 through O2-4, and O3-3 through O3-7), as well as responses to Section IV of the June 10, 2026 letter from TSCAC). As noted in those responses, the IS/MND Section 4.10 appropriately evaluates hydrology and water quality impacts. The Project would install new stormwater infrastructure including permeable pavers, bioswales, surface infiltration basins, pervious landscaping to capture stormwater, and underground stormwater storage/infiltration facilities designed to infiltrate the 20-year, 1-inch-per-hour storm event as required by TRPA Code Section 60.4. All proposed infiltration facilities also meet the groundwater separation requirements as evidenced in the Groundwater Monitoring Report prepared by Reno Tahoe Geo Associates, Inc., dated February 19, 2026. The Project is also required to enroll in and comply with applicable Lahontan RWQCB permits, including preparation of a Stormwater Pollution Prevention Plan (SWPPP) by a qualified professional. The Lahontan Regional Water Quality Control Board (RWQCB) had provided comments on the Draft IS/MND (refer to Comment Letter L1 of the Final IS/MND) and acknowledged that water-quality impacts would be less than significant as a result of the Project's need to comply with applicable RWQCB permits. The Project must also comply with Marina General Permit R6T-2016-0038. The comment does not identify a specific inadequacy in the stormwater design supported by substantial evidence; general assertions regarding groundwater conditions do not constitute substantial evidence of a significant impact.

With respect to AIS, no increases in the operational intensity of the marina are anticipated. The Project would not modify the number of slips or charters associated with the marina operations, and as such, no increase in marina operations is anticipated as a result of implementation of the Project (refer to Response to Comment O1-6). During construction, Mitigation Measure BIO-4 requires the inspection for and secure removal of any AIS detected during construction and is consistent with CEQA requirements in terms of adequacy and enforceability. The comment does not provide factual evidence impeaching the IS/MND's analysis or efficacy of Mitigation Measure BIO-4. 609
City Council Agenda Report August 11, 2026 Page 13 of 19 As it pertains to the adopted mitigation measures from the IS/MND and as noted in the response to Section XV of the June 10, 2026 letter from TSCAC, the mitigation measures in the IS/MND are specific, enforceable, and tied to defined performance standards or regulatory requirements. Where measures reference compliance with applicable regulations (e.g., SWPPP preparation, Marina General Permit compliance, AIS HACCP requirements), these are existing, independently enforceable regulatory programs with defined standards and not vague future commitments. "[A] condition requiring compliance with regulations is a common and reasonable mitigation measure, and may be proper where it is reasonable to expect compliance." Oakland Heritage Alliance v. City of Oakland (2011) 195 Cal.App.4th 884, 906. The regulatory agencies will require (and it is reasonable for the City to anticipate) compliance with regulations/standards applicable to the agencies' jurisdictions. The MMRP has been prepared pursuant to Public Resources Code Section 21081.6 and CEQA Guidelines Section 15097. The MMRP ensures implementation through identified responsible parties, timing requirements, and monitoring provisions. Mitigation is adopted as enforceable conditions of project approval. The commenter's general characterization of compliance-based mitigation as "deferred" and "unenforceable" does not accurately reflect the specificity of the measures as written and does not constitute substantial evidence warranting preparation of an EIR.

Mitigation Measure BIO-1 requires that construction activities occur outside the migratory bird and raptor nesting season to prevent significant impacts to nesting birds by identifying active nests and establishing procedures if nesting occurs.

The mitigation measures require a qualified biologist to conduct a nesting bird and raptor survey no more than 14 days prior to the beginning of those activities within a recommended minimum 500-foot buffer of the Project area if the activity occurs inside the nesting season.

Mitigation Measure BIO-2 would require a preconstruction survey for special status plants and wildlife, including Tahoe Yellow Cress, SNYLF, LCT, and other species identified in the BRA/LSAS no more than 3 days prior to the onset of construction activities.

Mitigation Measure BIO-3 requires a qualified biologist to conduct an environmental awareness training for all construction personnel.

Mitigation Measure BIO-4 requires the implementation of decontamination protocols as outlined in the TRPA Aquatic Invasive Species Management Program to prevent the spread of aquatic invasive species.

Mitigation Measure BIO-5 requires biological monitoring by a qualified biologist weekly during project construction.
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City Council Agenda Report August 11, 2026 Page 14 of 19 Mitigation Measure HAZ-1 requires all construction activity to halt if stained soil, hydrocarbon odor, or other indicators of contaminants are encountered during excavation. A qualified environmental professional shall assess the impact, and all hazardous materials shall be handled and disposed of in accordance with Lahontan RWQCB and the Department of Toxic Substances Control protocols.

Mitigation Measure NOI-1 require the implementation of noise avoidance protocols during construction activity that include the following:
− Construction shall be limited to 8:00 a.m. to 6:30 p.m. − All construction equipment powered by internal combustion engines shall be properly muffled and maintained.
− Quiet construction equipment, particularly air compressors, is to be selected whenever possible.
− All stationary noise-generating construction equipment such as generators or air compressors are to be located as far as is practical from existing residences. In addition, the Project contractors shall place such stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the Project area.
− Unnecessary idling of internal combustion engines is prohibited. − The construction contractor shall, to the maximum extent practical, locate onsite equipment staging areas to maximize the distance between construction-related noise sources and noise-sensitive receptors nearest the Project area during all Project construction.

With respect to the commenter's statement that the Project is inconsistent with CEQA Appendix G, the environmental checklist questions provided in Appendix G were provided verbatim in the IS/MND and addressed in accordance with CEQA requirements.

The commenter does not provide any evidence that the Project is inconsistent with Lake Tahoe's Tier 3 Outstanding National Resource Water (ONRW) antidegradation requirements, and the TRPA thresholds, as the TRPA Governing Board found the Project to be consistent with the TRPA Compact and all relevant regulations when it approved the Project on June 24, 2026. Moreover, the City is not required to make TRPA findings to approve a City permit.

The commenter also does not provide any evidence on how the Project is inconsistent with the Tahoe Maximum Daily Load (TMDL). Pursuant to the National Pollutant Discharge Elimination System (NPDES) permit, the City is required to reduce baseline pollutant loads within its jurisdiction per the adopted TMDL targets. The City completed development of a Pollutant Load Reduction Plan (PLRP), defining a pathway to compliance with the requirements to reduce pollutant loading to Lake Tahoe from urban stormwater runoff. The PLRP identifies feasible and cost-effective actions to meet anticipated targets. In September 2021, the City Council received a draft of the 2021 City of South Lake Tahoe PLRP, which documents the City's proposed approach and timeline for 611
City Council Agenda Report August 11, 2026 Page 15 of 19 meeting the 2026 load reduction targets as outlined in the City's NPDES permit.

The PLRP was submitted to Lahontan in October 2021 and updated in September 2023 as required by the NPDES permit. The City is currently on track to reach the required credits. Moreover, the Project will result in the installation of required onsite BMPs as outlined in Response 1 above to treat all runoff onsite and would not introduce untreated runoff into the City right-of-way that would effect the City’s effors to achieve its TMDL targets.

3. The comment reiterates prior comments provided on the IS/MND related to the need for a Phase II environmental site assessment (ESA) and cumulative impacts. With respect to the need for a Phase II ESA and as noted in Response to Comments O1-4, O2-6, and O3-2 of the Final IS/MND, the Phase I ESA did not identify any recognized or controlled recognized environmental conditions.

Further, the findings of the 2021 Phase I ESA were reverified in 2025, as documented on page 80 of the Draft IS/MND. The Draft IS/MND also provided reference to the determination of No Further Action by the Department of Toxic Substances Control (DTSC) as further evidence that no significant impacts would occur, contrary to the statement made in this comment. The comment does not present evidence of a subsurface soil condition but speculates about the potential existence of impacted soils based on the historic presence of onsite tanks.

With respect to cumulative impacts and as addressed in Responses to Comments O1-7, O2-9, I2-2, and I4-14 of the Final IS/MND and the response to Section XIII of the June 10, 2026 letter from TSCAC, the cumulative impact analysis used reasonably foreseeable past, present, and future projects within 1,000 feet of the project area and is considered appropriate under CEQA Guidelines § 15130. The commenter's assertion that the cumulative analysis should encompass a broader geographic scope or additional projects reflects a preference rather than an identified CEQA deficiency supported by substantial evidence. Further, the stated items in this comment that the commenter asserts should have been considered in the IS/MND's cumulative analysis are either ongoing/completed activities that were considered part of the baseline conditions against which the Project was evaluated or do not constitute a reasonably foreseeable project under CEQA, as stated (e.g., the comment's broad statement of South Shore redevelopment.)

4. As noted in Response to Comment O2-8 of the Final IS/MND and the response to Appendix A, Section 5 of the June 10, 2026 letter from TSCAC, renderings were presented in the Draft IS/MND on pages 14 and 15. For purposes of CEQA, visual simulations are not a requirement for all visual analyses but can be used as a tool to further demonstrate with-project conditions. Additionally, and contrary to statements made in this comment, a scenic assessment report in compliance with TRPA Chapter 66 was prepared by Hauge Brueck Associates, dated December 10, 2025. The report was considered by TRPA as part of its evaluation of the Project and consideration of an amendment to the TRPA Code 612
City Council Agenda Report August 11, 2026 Page 16 of 19 of Ordinances with respect to building height and project approval, and by the City in support of its CEQA findings of less than significant effect. As noted in the Final IS/MND, the Project would partially modify views from the east, however the change in visual conditions at the Project area would not be considered a substantial adverse change, as it would be limited to views in close proximity to the Project area and would be partially obscured by existing vegetation and landscaping. Further, the Project provides a consistent design/aesthetic within the Project area, consistent with other development in the area that includes use of natural-appearing materials, earth tone hues, articulated surfaces and roof planes, and pitched roofs, that are consistent with the City's South Lake Tahoe Design Guidelines, and in contrast to existing development within the Project area.

5. CEQA requires review of the "whole of the action" that is the subject of the agency approval, but CEQA does not require the City to analyze separate approvals, ongoing maintenance activities, speculative future activities, or independent regulatory actions that are not a reasonably foreseeable consequence of the City's approval as appellants' comments demand. Refer to CEQA Guidelines §§ 15378(a), (b)(2), (c), (d). In Comment 5, the appellants assert that the Project's IS/MND improperly segments upland and waterdependent elements requiring TRPA approvals and amendments. The comment doesn't specify which TPRA approvals and amendments are at issue. To the extent appellants claim that the TRPA approvals related to the marina's boat slips should have been analyzed as part of the Project in the IS/MND, appellants are wrong. The marina boat slips constitute a separate project with independent utility that went through a separate TRPA review and approval in 2025 and is properly excluded from the IS/MND.

City staff assumes the "letters" that are being referenced in Comment 5, refers to appellants' prior comment letters submitted on the IS/MND and to the Planning Commission. Those comments do not identify areas of analysis that meet the legal standard for piecemealing. As noted in Responses to Comments O1-8 and I4-5, the Project (as evaluated in the IS/MND) reflects an application for redevelopment of the Project area, as considered by the Planning Commission on June 11, 2026. The whole of this action was analyzed in the IS/MND, despite appellants' claims .

In any case, the City provided responses to each of appellants' comments submitted to the Planning Commission, explaining why the appellants' claims do not raise a foreseeable consequence of the Project not analyzed in the IS/MND.

Refer to Responses to Comment Letters 01, 02, and 03, as well as responses provided to the City on June 11th related to TSCAC's June 10th letter.

Regarding appellants' claim that CEQA required the IS/MND to analyze a range of Project alternatives, please see Response to Comment 01-12, which explains that CEQA does not require an IS/MND to include an alternatives analysis. 613
City Council Agenda Report August 11, 2026 Page 17 of 19 CEQA only requires an alternatives analysis to be included in a full environmental impact report, which is not required here because the Project's impacts are less than significant or can be reduced to less than significant with mitigation. Pub. Res. Code §§ 21064.5, 21080(c)(2).

In addition to the responses provided above, see Attachment 05 for responses provided by the Project applicant.

FINDINGS
City of South Lake Tahoe General Plan
The proposed project aligns with many goals of the City of South Lake Tahoe General Plan. Specifically, the proposed project is consistent with the following adopted goals and policies:

Policy LU-1.7. Live/Work Opportunities: The City shall encourage live/work and work/live opportunities with flexible buildings and mixed-use land use designations that allow local businesses to grow and evolve over time.

Policy LU-3.2. Neighborhood and Recreation Connectivity: The City shall improve connections and access to a wide range of recreational opportunities, which will improve the quality of life of residents and visitors.

Policy LU-4.4. Development Priority: The City shall give priority to development on underutilized sites that use existing infrastructure, coverage, and development rights.

Policy LU-8.1. Mountain Architectural Theme: The City shall promote the use of a "mountain" architectural theme in all new and remodeled developments. Mountain architecture features the use of pitched roofs, natural colors, and natural materials such as rock and wood.

Policy LU-8.3. Minimizing Parking Impacts: The City shall minimize the visual impact of parking by requiring it to be located at the rear and/or side of buildings with landscape screening, where feasible.

Policy LU-8.7. Scenic Quality of New Projects: The City shall ensure that new projects improve and protect the scenic quality of South Lake Tahoe's built and natural environments.

Policy LU-8.12. Business Enhancement and Beautification: The City shall encourage business owners to enhance and beautify their businesses, such as through a Façade Improvement Program, to create a better sense of place and community character. 614
City Council Agenda Report August 11, 2026 Page 18 of 19 Policy ED2.6. Upgrade the Condition of Existing Businesses: The City shall actively support programs to upgrade the physical condition and appearance of existing businesses.

Policy ROS-1.10. Public Trail Incorporation in Private Development: The City shall require public trails and plazas to be incorporated in the development and redevelopment of commercial, industrial, public, and multi-family projects.

Plan Area Statement 102 – Tahoe Keys
The proposed project is consistent with the applicable Plan Area Statement 102 – Tahoe Keys, which permits marina uses and associated accessory uses as an allowed use within Special Area #1.

Lake Tahoe Airport Land Use Compatibility Plan
The proposed project is within Safety Zone 6, Airport Traffic Pattern Zone. Marinas, eating and drinking uses, and general merchandise are compatible with Zone 6 as demonstrated in Table 4-2 of the Airport Land Use Compatibility Plan.

Special Use Permit Findings for Alternative Designs for Reduced Driveway Width (City Code Section 6.10.350.A)
The City Council may modify the standards of the City-wide Design Standards when the findings of City Code Section 6.10.350.A. are addressed. 1) The lesser improvement will lessen the environmental impact. 2) The lesser improvement will enhance traffic safety for vehicles and pedestrians. 3) The lesser improvement will substantially meet the intent of the requirement.

Allowing an alternative, larger driveway at the property line will not have an environmental impact and will improve traffic safety for vehicles and pedestrians in the vicinity. It is expected that large oversize loads (e.g., boats) will need access to the site, as this location provides direct access to the boat storage building, boat showroom, and boat launching facility. Thus, a wider driveway can accommodate these larger vehicles and trailers, preventing backups onto Venice Drive East and reducing the need for multiple turns and reverses to access the site. Minimizing backup and multiple turns of larger vehicles and large oversized loads (i.e., boats) would reduce potential mobility conflicts and enhance pedestrian and vehicular safety.

Thus, the lesser improvement substantially meets the Code's intent to require an appropriately designed driveway that accommodates ingress and egress to a site without negatively impacting traffic flow on a public street. 615
City Council Agenda Report August 11, 2026 Page 19 of 19 Special Use Permit Findings for Modification of the Parking Demand Ratio (City Code Section 6.10.350.B)
Pursuant to South Lake Tahoe City Code section 6.10.350 & 6.55.620, the City Council may grant a modification to the parking demand ratio when the findings of City Code are addressed.
1) Necessary or desirable on a specific parcel;
2) Not injurious to the neighborhood;
3) Consistent with the intent of this chapter; and
4) Consistent with the permitted uses in such plan area. 5) Adequate off-street parking will be provided for the proposed use as determined by a parking analysis.
6) The environmental impact of the use will be lessened by the reduction in parking spaces.
7) Traffic safety for other vehicles and pedestrians will be enhanced by the lesser requirement.
8) The uses have different peak periods.
9) The parking demand will not overlap.
10)The parking facility will meet peak demand.
11)The property owners are willing to sign reciprocal agreements for “shared parking” approved as to form and substance by the city.

Pursuant to the LSC Transportation Consultant Inc. parking analysis, the need for parking on the Tahoe Keys Marina property is desirable and will not be injurious to the neighborhood by providing adequate onsite parking to accommodate the existing marina activities. Providing adequate parking is supported by a parking analysis and is consistent with the intent of Chapter 6.10 of the City Code and is consistent with the permitted marina use.

As described in the staff report above, the applicant has prepared a parking analysis that provides a rationale for reducing parking and for shared parking of on-site spaces among the various uses. The parking analysis determined that, at peak demand, there is adequate on-site parking with the implementation of the employer parking program to reduce employee auto modes.

The environmental impact of use will be reduced by allowing fewer parking spaces. The proposed parking space would reduce the overall land coverage dedicated to parking and would be used for landscaping islands, usable green space, and on-site water runoff treatment. The project also proposes dedicating spaces for valet-only parking, to be managed by the marina, thereby reducing conflicts between vehicles and users. 616
City Council Agenda Report August 11, 2026 Page 20 of 19 The lesser requirement would enhance traffic safety for other vehicles and pedestrians.

The use of valet parking would reduce vehicle-user conflicts, and reduced on-site vehicle circulation would reduce conflicts between pedestrians and vehicles.

The parking analysis prepared by LSC Transportation Consultants, Inc., analyzed parking demand using the Institute of Transportation Engineers Parking Generation Manual and the City Parking Demand Ratio. After applying reductions for differences in peak uses and non-auto modes, the study concluded that the resulting peak demand for the proposed project is 369 spaces (before applying shared parking). After applying shared parking, meaning a space that two different uses may use, but at different times of the day, the parking demand is 291 spaces, which would occur midday (from 2:00 p.m. to 4:00 p.m., when almost all uses are at peak occupancy). The study concluded that the on-site uses would have different peak demands, on-site parking demand would not overlap, and the parking facility would meet parking demand with the implementation of project conditions to implement an employee parking program to encourage increased non-auto access, provide carpool-matching resources, and implement a limited employee parking allowance for charter businesses.

Variance Findings (City Code Section 6.55.630)
The Planning Commission may vary the setback for buildings if findings of City Code Section 6.55.630.B. are addressed.
1) Due to special circumstances applicable to the property, including size, shape, topography, location, or surroundings, the strict application of the regulation deprives such property of privileges enjoyed by other properties in the vicinity and under an identical plan area.

There are special circumstances that warrant granting the variance to allow the trash facility/public restroom to encroach into the setback at its proposed location. There is a demonstrated need to locate the restroom facility within proximity to the entrance to the Cove East recreation area. Due to the surroundings and location, the facility would be placed directly across the street from the Cove East entrance, so users of the recreation facility would not need to travel farther to access restrooms within the marina. It should be noted that currently, there are no restroom facilities available for users of the public recreation area.

Moving the proposed facility would increase travel distance for Cove East users and likely require reconfiguration of the driveway and parking lot on a narrow portion of the project site.

Allowing access to South Tahoe Refuse trucks from Venice Drive East would also improve on-site traffic and vehicle circulation. As these large trucks would not have to navigate onto the marina site to access refuse containers, this would reduce on-site vehicle conflicts.
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City Council Agenda Report August 11, 2026 Page 21 of 19 Thus, due to topography, surroundings, and location, granting the variance would not provide a special privilege not enjoyed by other properties in the vicinity and the plan area.

ENVIRONMENTAL ANALYSIS
California Environmental Quality Act
Pursuant to the California Environmental Quality Act of 1970, Cal. Pub. Res. Code §21000 et seq., potential environmental impacts of the proposed amendments have been evaluated in an Initial Study. An Initial Study is a preliminary environmental analysis used by the lead agency as a basis for determining whether an Environmental Impact Report (EIR), a Mitigated Negative Declaration (MND), or a Negative Declaration is required for a project under the California Environmental Quality Act (CEQA).

This Initial Study concludes that the proposed Project and associated activities would have no impact, or less than a significant impact, with the incorporation of the identified mitigation measures. Potential adverse impacts would be temporary and associated with construction and restoration activities, which would be minimized to a level below significance with adherence to the proposed construction schedule and process, design plan requirements, construction best management practices, applicable permitting requirements (e.g., development of a SWPPP), and identified mitigation measures.

Mitigation measures are identified for potentially significant impacts to biological resources, hazards and hazardous materials, and noise.

As discussed in the Initial Study, the proposed Project may result in potentially significant impacts to certain resources. However, project compliance measures and the implementation of proposed mitigation measures will reduce these impacts to less-thansignificant levels.

Wildlife
The Project has the potential for significant effects on wildlife habitat, however those effects will be mitigated to a less than significant level with the proposed mitigation:
− Mitigation Measure BIO-1 would prevent significant impacts on nesting birds by identifying active nests and establishing procedures for nesting. The mitigation measures require a qualified biologist to conduct a nesting bird and raptor survey no more than 14 days before the beginning of those activities within a recommended minimum 500-foot buffer of the Project area. − Mitigation Measure BIO-2 would require a preconstruction survey for specialstatus plants and wildlife, including Tahoe Yellow Cress, SNYLF, LCT, and other species identified in the BRA/LSAS, no more than 3 days before the onset of construction activities.
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City Council Agenda Report August 11, 2026 Page 22 of 19 − Mitigation Measure BIO-3 requires a qualified biologist to conduct an environmental awareness training for all construction personnel. − Mitigation Measure BIO-4 requires implementing decontamination protocols outlined in the TRPA Aquatic Invasive Species Management Program to prevent the spread of aquatic invasive species.
− Mitigation Measure BIO-5 requires biological monitoring by a qualified biologist weekly during project construction.

Hazardous Materials
The Project has the potential to have significant effects on handling hazards and hazardous materials, however those effects will be mitigated to a less than significant level with the proposed mitigation:
− Mitigation Measure HAZ-1 requires all construction activity to halt if stained soil, hydrocarbon odor, or other indicators of contaminants are encountered during excavation. A qualified environmental professional shall assess the impact, and all hazardous materials shall be handled and disposed of in accordance with Lahontan RWQCB and the Department of Toxic Substances Control protocols.

Noise
The Project has the potential for noise impacts, however those effects will be mitigated to a less than significant level with the proposed mitigation:
− Mitigation Measure NOI-1 requires the implementation of noise-avoidance protocols during construction activities.

All other resources in the IS have been determined to have less than significant or no impact on the environment without any mitigation requirements.

PUBLIC NOTICE
On April 3, 2026, the City initiated the public review period for the Initial Study/Mitigated Negative Declaration (IS/MND) by publishing a Notice of Intent and Notice of Availability in the Tahoe Daily Tribune. However, due to a typographical error in the conclusion of the public review period, the City reinitiated the public review period for the IS/MND, beginning on May 1, 2026, with the public review ending on June 1, 2026. All comments previously submitted to the City on the IS/MND were accepted, and the Final IS/MND and all comments on it will be provided to the decisionmaker for its consideration.

The City on May 19, 2026, mailed a notice of a public hearing to all affected properties within 300 feet of the project site, providing the date, time, and location of the June 11, 619
City Council Agenda Report August 11, 2026 Page 23 of 19 2026, Planning Commission meeting, at which the Planning Commission will consider the Tahoe Keys Marina Redevelopment Project. On June 11, 2026, the City published a notice of a public hearing of the date, time, and location of the Planning Commission meeting in the Tahoe Daily Tribune on May 29, 2026.

On July 6, 2026, the City emailed a Notice of Appeal to the Appellant, Tahoe Sierra Club Tahoe Area Group, and received confirmation on July 17, 2026, that the notice was received (see Attachment 06).

On July 24, 206 the City published a notice of a public hearing of the date, time, and location of the City Council meeting to consider the appeal on August 11, 2026 (see Attachment 07).

The Development Services Department is the custodian of the documents or other material which constitute the record of proceedings upon which the Planning Commission's decision is based and can be found at 1052 Tata Lane, South Lake Tahoe, California, 96150.

FINANCIAL IMPLICATIONS
Approving a design review permit, granting a special use permit, and a variance for the Tahoe Keys Marina Redevelopment Project will not have any financial implications for the City. Moreover, with the redevelopment of the marina and an increase in retail and commercial services to the public, the City is expected to potentially receive increased revenue from sales tax.

POLICY IMPLICATIONS
There are no policy implications from approving a design review, a special use permit, or granting a variance. Pursuant to this staff report, the proposed use is consistent with land use and zoning designations and is consistent with various General Plan policies promoting the upgrading and expansion of existing commercial and business properties within the city limits.
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Planning Commission Agenda Report June 11, 2026 Page 1 of 15 City of South Lake Tahoe
Report to Planning Commission
Meeting Date: June 11, 2026
Title: Tahoe Keys Marina Redevelopment Project Design Review and Special Use Permit, APNs: 022-210-032, 022-2510-040, 022-210-041 & 022-210-042, File #DR25- 007
Location: 2435 Venice Drive
Responsible Staff Members: John Hitchcock, Planning Manager

BACKGROUND
The City of South Lake Tahoe Planning Division received an application from the Tahoe Keys SMI DE LLC ("TKSMI") for a proposed project to redevelop and modernize the upland facilities. The project requires Planning Commission approval of a design review permit, a special use permit, and the granting of a variance for an encroachment into the required setback. The City does not have jurisdiction in the Tahoe Keys lagoon and is reviewing and permitting only the upland facilities.

This project is not a qualifying project in the City/TRPA MOU and thus requires a separate approval from the Tahoe Regional Planning Agency is also required for the upland improvements.

ISSUE AND DISCUSSION
Project Description: The project is the redevelopment of the Tahoe Keys Marina ("TKM") in order to revitalize the TKM landside facilities and operations. The project would involve the demolition of three (3) existing marina buildings, other ancillary structures on the site, and existing parking lots and utilities. Landside redevelopment would include new buildings, parking lots, entrances, and utilities (including upgraded water connections to mains in Venice Drive East and Tahoe Keys Boulevard). Buildings would include an approximately 52,600-square-foot indoor boat storage facility with indoor water tanks, three (3) units of workforce housing (to replace the three [3] existing units that would be demolished as part of the project), and space for restaurants, retail, concessions, and boat sales. The existing boat launch and gantry crane would be relocated. The City does not have jurisdiction in the lagoon, and the existing bulkhead that borders the lagoon would be replaced under the separate TRPA permit and separate environmental review. A significant element of the project is bringing the site into compliance with water quality best management practices ("BMPs") and assisting in controlling aquatic invasive species ("AIS").
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Planning Commission Agenda Report June 11, 2026 Page 2 of 15 Site Description: The Project area, defined as the area where demolition would occur and planned improvements would be constructed, is located at 2435 Venice Drive East in the City of South Lake Tahoe, El Dorado County, California. The Project area encompasses approximately 16.5 acres comprised primarily of three (3) parcels owned by TKSMI (APNs 022-210-032, 022-210-040, and 022-210-041), portions of the Tahoe Keys lagoon, and City right-of-way ("ROW"), including Venice Drive East and Tahoe Keys Boulevard ROW from Venice Drive East to Michael Drive. The Project area also includes a small segment of Tahoe Keys Beach and Harbor Association ("TKBHA") property (APN 022-210-042) for landscape improvements; however, the parcel would remain under TKBHA ownership.

Project Location and Project Area Map
62219
Planning Commission Agenda Report June 11, 2026 Page 3 of 15 Existing Site Factors
Parcel Size 16.5 acres
Assessor's Parcel Number 022-210-032, 022-210-040, 022-210-041 and 022-210-042
General Plan Land Use Designation Neighborhood center
Planning Area PAS 102 – Tahoe Keys
Flood Zone Zone X 06017C0367F
Airport Land Use Compatibility Plan Zone 6
The site is surrounded by the following land use designations:

Plan Area Statement Land Use Classification
North PAS 102 – Tahoe Keys Residential (Condominiums)
South PAS 100 – Truckee Marsh Conservation (Open Space) West PAS 102 – Tahoe Keys Residential (Single-Family
Dwelling)
East PAS 100 – Tahoe Keys and PAS 100 –
Truckee Marsh
Residential & Conservation
(Open Space/Cove East)
Project Review
Land Uses: The proposed use is defined in Chapter 21 of the TRPA Code of Ordinance as a marina, which is an establishment providing water-oriented services, such as:
yachting and rowing clubs; boat rentals; storage and launching facilities; sport fishing activities, excursion boat and sightseeing facilities; and other related marina activities, including but not limited to fuel sales and boat and engine repair. Outdoor storage is included as part of the use. Marinas are an allowed use within Plan Area Statement 102 – Tahoe Keys.

Development Rights: A determination of whether additional Commercial Floor Area is required for the proposed project will be made by TRPA under the separate TRPA permit. If any use is deemed to be a primary use, the TRPA permit will require that the appropriate development be transferred to the project area.

Flood Zone: According to FEMA Flood Insurance Rate Map 06017C0367F, dated April 3, 2012, the project site is located within Zone X, areas determined to be outside of the 100-year flood plain and regulatory floodway with a 0.2% annual chance of flooding.

Building Design and Site Design: The project is designed to minimize visual mass and incorporate architectural features that create visual interest and articulation, reflecting a mountain architectural aesthetic. The project incorporates shed and open gabled roofs, balconies and overhangs, and deep recesses to create shadow effects and an articulated façade. For Buildings A through D and the Boat Showroom, where marina services are provided to the public, the projects incorporate fenestration/glazing at the pedestrian level and the second-story walkways to engage and activate the property. 62320
Planning Commission Agenda Report June 11, 2026 Page 4 of 15 The project includes a landscaped drop-off plaza and a large pedestrian plaza to accommodate pedestrian circulation throughout the Marina property.

The Trash Facility/Public Restroom building is also developed with the same color and materials palette and features a roll-up door. The roll-up door appears to be a light white/gray color that is inconsistent with the Munsell Color Chart. The City Permit has been conditioned to require the replacement of the proposed color with a daker-hued earthtone color for the roll-up garage door.

Colors and Materials: All proposed buildings use the same color and material palette.

As proposed, the project is consistent with the City's minimum roof-pitch standard.

Height: The proposed project proposes the following heights:

Buildings Proposed Maximum Allowed per
Roof Pitch and Site Slope
A, B, C, D 34’-5" 30’-6"
Boat Showroom 34’-5 ½” 30’-6"
Water Tank/Boat Storage 42’-0" 31’-1"
Trash Facility/Public Restroom 24’-¾" 30’-6"
The City does not have its own height standards and defers to Chapter 37 of the TRPA Code of Ordinances. Table 37.4.1-1: Maximum Heights for Buildings establishes allowed heights based on the proposed roof pitch and cross-slope across the building 62421
Planning Commission Agenda Report June 11, 2026 Page 5 of 15 footprint. Per the TKM plan submittal, all proposed structures, except for the Trash Facility/Public Restroom, exceed TRPA height limits. Buildings A through D exceed the height limits by 4’-11", the Boat Showroom by 4’-11 ½", and the Water Tank/Boat Storage building by 10’-11".

The applicant has submitted a Code Amendment to TRPA to amend Chapter 37 to allow additional height for the marina. On May 6, 2026, the TRPA Advisory Planning Commission (APC) held a regularly scheduled public hearing to consider the amendment. The proposed amendment would amend TRPA Code Section 37.5.2 to allow additional height for marinas where the marina use is at least 300 feet landward of the high-water line of Lake Tahoe, as measured from the entrance of the Tahoe Keys Lagoon. Qualifying marinas would be allowed to propose building heights under the Code, not to exceed 38 feet, subject to required findings. This amendment would make buildings A through D, the Boat Showroom, consistent with the amended height standards.

TRPA Code Section 37.5.2.C currently allows up to eight (8) feet of additional height, not to exceed 42 feet, for buildings not visible from Lake Tahoe and not located within a TRPA-designated scenic highway corridor. The proposed amendment would amend this section of the TRPA Code to further allow an additional four (4) feet of height, not to exceed 42 feet, for buildings that are also not visible from a TRPA-designated highway corridor. Thus making the Water Tank/Boat Storage building consistent with the amended height standards.

The APC considered this matter, held a public hearing, and recommended approval to the TRPA Governing Board, with one member abstaining. The TRPA Governing Board is tentatively scheduled to consider the proposed amendments at its June 24, 2026, meeting.

Because the proposed height is inconsistent with TRPA height maximums, the City permit has been conditioned to require the applicant to revise the project to meet the existing TRPA height standards if the proposed amendments are not successful.

Landscaping: The plan submittal included a proposed landscaping plan that includes the use of native vegetation, including Birch, Aspens, Incense Cedars, and Jeffrey Pine.

Landscaping is also proposed along Venice Drive East and within landscape islands within the parking lot to minimize the overall impact of the large expanse of asphalt when viewed from the roadway.

The landscaping plan, as proposed, is consistent with the City landscaping standards. 62522
Planning Commission Agenda Report June 11, 2026 Page 6 of 15 Pedestrian Circulation: The proposed project includes a large plaza for pedestrian congregation, connected to pedestrian walks/paths that provide access to the marina's administrative and commercial facilities, including the boat docks, a boat launching facility, the Boat Showroom, and the promenade park.

Views: The proposed project is located in an area that potentially may impact existing viewsheds. However, it should be noted that the existing viewsheds within the vicinity of the project area are not designated TRPA Scenic Resources. The applicant submitted a report titled Scenic Quality Evaluation of Tahoe Keys Marina Development dated December 10, 2025, by Hauge Brueck Associates, analyzing the potential effects of the project on designated TRPA scenic resources.

The analysis concluded that the proposed project is not visible from any scenic roadway units or individual roadway scenic resources, and therefore, the scenic standard for roadways does not apply. In addition, the project is not visible from any TRPAdesignated public recreation area or bicycle trail identified in the 1993 Lake Tahoe Basin Scenic Resource Evaluation.

The analysis evaluated the project from TRPA’s Shoreline Scenic Unit #1 and Unit #33.

The project area is located approximately 0.3 miles south of Shoreline Unit 1, which is currently in attainment based on the threshold standards established in the 1982 Lake Tahoe Basin Scenic Resource Inventory. The project area is not visible from the shoreline unit, and the proposed redevelopment would not cause the project to be visible from the shoreline due to the presence of intervening development and vegetation. Therefore, the Project would have a less-than-significant impact on the attainment status of a Scenic Shoreline Unit. Shoreline Unit #33 offers views of the shoreline, distinct vegetation, and Cove East. Shoreline Unit #33 is also currently in attainment. The analysis concluded the northeastern portion of TKM is partially visible; however, from this viewpoint, the existing structures are located behind existing vegetation and below the tree canopy. As such, the scenic impacts on Shoreline Unit #33 and individual scenic resource viewpoints would be less than significant and would not affect the threshold numerical ratings assigned to the scenic resources.

The analysis also evaluates the effect of the proposed project on non-threshold scenic vistas (e.g., ridgelines and meadow views). The analysis concluded that the new Water Tank/Boat Storage building would block some ridgeline views along Venice Drive East (west view); however, the blockage is temporary and limited to pedestrians/bikes and vehicles traveling on Venice Drive East, and views to the ridgeline would be unchanged for the majority of Venice Drive East. Moreover, removing existing visual clutter, including boat storage and repair located at the southern end of the property, would improve the visual condition.

Scenic views from Cove East were also analyzed. The report concluded that improvements to the marina by replacing older, disrepair infrastructure would result in a substantial improvement in this viewshed, but would introduce additional view blockage of distant ridgelines. Thus, the analysis recommends mitigation measures to select 62623
Planning Commission Agenda Report June 11, 2026 Page 7 of 15 vegetation screening that will not increase the ridgeline view block. The City Permit will be conditioned to require a revision to the landscaping plans to select trees and shrub species that will not result in ridgeline view blockage, but still provide adequate screening of the onsite parking lot.

Snow Storage: The proposed project is to use a snow-melting system in the main pedestrian plaza and walkways and pathways around buildings A through D.

Parking: The City Code requires one (1) space per employee and one (1) space per three (3) moorings or slips. However, the parking rate for other non-accessory uses are excluded from the standard marina parking rate; thus, the applicant has provided a parking analysis for the proposed parking count.

The parking analysis, titled Technical Memorandum, dated March 30, 2026, was prepared by LSC Transportation Consultants, Inc., and analyzed parking demand using the Institute of Transportation Engineers Parking Generation Manual and the City Parking Demand Ratio. After applying reductions for differences in peak uses and nonauto modes, the study concluded that the resulting peak demand for the proposed project is 369 spaces (before applying shared parking). After applying shared parking, meaning a space that two different uses may use, but at different times of the day, the parking demand is 291 spaces, which would occur midday (from 2:00 p.m. to 3:00 p.m., when almost all uses are at peak occupancy).

The project proposes a total of 251 parking spaces, which is a shortfall of 40.

As a result, the City Permit will be conditioned to require TKM to implement an employee parking program to encourage increased non-auto access, provide carpoolmatching resources, and implement a limited employee parking allowance for Charter businesses. The employee parking program shall be submitted to the Planning Department for review and approval.

City staff recommends that the Planning Commission accept the parking analysis as technically adequate and approve the special use permit for the parking demand ratio reduction.

Exterior Lighting: The project proposes new exterior lighting. The proposed plan submission indicates that all exterior lighting will be directed downward and fully 62724
Planning Commission Agenda Report June 11, 2026 Page 8 of 15 shielded. The City Permit will still require the applicant to submit exterior lighting specifications when submitting an application for a building permit.

Fences and Walls: No fence or wall is proposed with the project.

Land Coverage: Land coverage limitations will be reviewed and approved under the separate TRPA review and approval.

Driveways: The project proposes to install driveways to access the site. One service driveway is located towards the southwest portion of the site, and the main driveway provides public access to the marina in the northern portion of the project site. The main driveway is 55 feet wide with a 16-foot-wide landscape island separating the ingress and egress lanes, which are 21 feet wide. The driveway meets City driveway standards for a one-way driveway, which require a minimum width of 10 feet.

Variances: The proposed project will require a variance from the City standard for an encroachment of the Trash Facility/Public Restroom building to be constructed at the property line.

The project proposes to construct a trash facility and public restroom at the property line at the end of the cul-de-sac, across from the public entrance to the Cove East trail and the beach access. The facility will provide South Tahoe Refuse with direct access to the trash facility from Venice Drive East. It will also provide Cove East users with direct access to the public restrooms. Currently, there are no public restrooms available at the Cove East public recreation site. Granting a variance is warranted, as South Tahoe Refuse would have direct access to the trash facility without having to use the on-site internal driveway, thereby avoiding potential pedestrian/vehicle/user conflicts.

City staff recommends that the Planning Commission make the appropriate findings for a variance provided below in this staff report.
62825
Planning Commission Agenda Report June 11, 2026 Page 9 of 15

Policy LU-4.4. Development Priority: The City shall give priority to development on underutilized sites that use existing infrastructure, coverage, and development rights.

Policy LU-8.7. Scenic Quality of New Projects: The City shall ensure that new projects improve and protect the scenic quality of South Lake Tahoe's built and natural environments.

Policy ED2.6. Upgrade the Condition of Existing Businesses: The City shall actively support programs to upgrade the physical condition and appearance of existing businesses.

Policy ROS-2.5. Functional Open Space in Redeveloped Areas: The City shall incorporate new functional open spaces in redeveloped areas to serve as both public amenities and to provide opportunities for urban water quality improvements. 62926
Planning Commission Agenda Report June 11, 2026 Page 10 of 15 Plan Area Statement 102 – Tahoe Keys
The proposed project is consistent with the applicable Plan Area Statement 102 – Tahoe Keys, which permits marina uses and associated accessory uses as an allowed use within Special Area #1.

Special Use Permit Findings for Alternative Designs for Reduced Driveway Width (City Code Section 6.10.350.A)
The Planning Commission may modify the standards of the City-wide Design Standards when the findings of City Code Section 6.10.350.A. are addressed. 1) The lesser improvement will lessen the environmental impact. 2) The lesser improvement will enhance traffic safety for vehicles and pedestrians. 3) The lesser improvement will substantially meet the intent of the requirement.

Special Use Permit Findings for Modification of the Parking Demand Ratio (City Code Section 6.10.350.B)
The Planning Commission may grant a Special Use Permit if findings of City Code Section 6.10.3.50.B. are addressed.
1) Adequate off-street parking will be provided for the proposed use as determined by a parking analysis.
63027
Planning Commission Agenda Report June 11, 2026 Page 11 of 15 As described in the staff report above, the applicant has prepared a parking analysis that provides a rationale for reducing parking and for shared parking of on-site spaces among the various uses. The parking analysis determined that, at peak demand, there is adequate on-site parking with the implementation of the employer parking program to reduce employee auto modes.
2) The environmental impact of the use will be lessened by the reduction in parking spaces.

The environmental impact of use will be reduced by allowing fewer parking spaces.

The proposed parking space would reduce the overall land coverage dedicated to parking and would be used for landscaping islands, usable green space, and on-site water runoff treatment. The project also proposes dedicating spaces for valet-only parking, to be managed by the marina, thereby reducing conflicts between vehicles and users.
3) Traffic safety for other vehicles and pedestrians will be enhanced by the lesser requirement.

The lesser requirement would enhance traffic safety for other vehicles and pedestrians. The use of valet parking would reduce vehicle-user conflicts, and reduced on-site vehicle circulation would reduce conflicts between pedestrians and vehicles.
4) In addition to the above, if the parking analysis is done to establish a shared parking facility, the City shall also find:
a. The uses have different peak periods.
b. The parking demand will not overlap.
c. The parking facility will meet peak demand.
d. The parking owners are willing to sign reciprocal agreements for "shared parking" approved as to form and substance by the City.

After applying shared parking, meaning a space that two different uses may use, but at different times of the day, the parking demand is 288 spaces, which would occur midday (from 2:00 p.m. to 4:00 p.m., when almost all uses are at peak occupancy).

The study concluded that the on-site uses would have different peak demands, onsite parking demand would not overlap, and the parking facility would meet parking demand. As the parcel area owned by TKM and the parking area are part of the overall project area, staff do not recommend a reciprocal parking agreement.

Variance Findings (City Code Section 6.55.630)
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Planning Commission Agenda Report June 11, 2026 Page 12 of 15 The Planning Commission may vary the setback for buildings if findings of City Code Section 6.55.630.B. are addressed.
1) Due to special circumstances applicable to the property, including size, shape, topography, location, or surroundings, the strict application of the regulation deprives such property of privileges enjoyed by other properties in the vicinity and under an identical plan area.

Moving the proposed facility would increase travel distance for Cove East users and likely require reconfiguration of the driveway and parking lot on a narrow portion of the project site.

Thus, due to topography, surroundings, and location, granting the variance would not provide a special privilege not enjoyed by other properties in the vicinity and the plan area.

This Initial Study concludes that the proposed project and associated activities would have no impact, or less than a significant impact, with the incorporation of the identified mitigation measures. Potential adverse impacts would be temporary and associated with construction and restoration activities, which would be minimized to a level below significance with adherence to the proposed construction schedule and process, design 63229
Planning Commission Agenda Report June 11, 2026 Page 13 of 15 plan requirements, construction best management practices, applicable permitting requirements (e.g., development of a SWPPP), and identified mitigation measures.

Mitigation measures are identified for potentially significant impacts to biological resources, hazards and hazardous materials, and noise.

As discussed in the Initial Study, the proposed project may result in potentially significant impacts to certain resources. However, project compliance measures and the implementation of proposed mitigation measures will reduce these impacts to less-thansignificant levels.

Wildlife
The project has the potential for significant effects on wildlife habitat. − Mitigation Measure BIO-1 would prevent significant impacts on nesting birds by identifying active nests and establishing procedures for nesting. The mitigation measures require a qualified biologist to conduct a nesting bird and raptor survey no more than 14 days before the beginning of those activities within a recommended minimum 500-foot buffer of the Project area. − Mitigation Measure BIO-2 would require a preconstruction survey for specialstatus plants and wildlife, including Tahoe Yellow Cress, SNYLF, LCT, and other species identified in the BRA/LSAS, no more than 3 days before the onset of construction activities.
− Mitigation Measure BIO-3 requires a qualified biologist to conduct an environmental awareness training for all construction personnel. − Mitigation Measure BIO-4 requires implementing decontamination protocols outlined in the TRPA Aquatic Invasive Species Management Program to prevent the spread of aquatic invasive species.
− Mitigation Measure BIO-5 requires biological monitoring by a qualified biologist weekly during project construction.

Hazardous Materials
The project has the potential to have significant effects on handling hazards and hazardous materials.
− Mitigation Measures HAZ-1 require all construction activity to halt if stained soil, hydrocarbon odor, or other indicators of contaminants are encountered during excavation. A qualified environmental professional shall assess the impact, and 63330
Planning Commission Agenda Report June 11, 2026 Page 14 of 15 all hazardous materials shall be handled and disposed of in accordance with Lahontan RWQCB and the Department of Toxic Substances Control protocols.

Noise
The project has the potential for noise impacts.
− Mitigation Measure NOI-1 requires the implementation of noise-avoidance protocols during construction activities.

All other resources in the IS have been determined to have less than significant or no impact on the environment without any mitigation requirements.

Tahoe Regional Planning Agency
The proposed project is not covered under the City/TRPA Memorandum of Understanding, and thus, TRPA environmental findings do not apply to the City permitting process. A separate application has been submitted to TRPA and requires their review and approval.

AB 52 Tribal Consultation
Pursuant to CEQA Guidelines and AB 52, the City initiated consultation with California Native American Tribes. A consultation letter was sent by the City on April 25, 2025, to the following tribes:
United Auburn Indian Community
Washoe Tribe of California and Nevada
Susanville Indian Rancheria
Wilton Rancheria
The City did not receive any consultation requests.

PUBLIC NOTICE AND PUBLIC COMMENTS
On April 3, 2026, the City initiated the public review period for the Initial Study/Mitigated Negative Declaration (IS/MND) by publishing a Notice of Intent and Notice of Availability in the Tahoe Daily Tribune. However, due to a typographical error in the conclusion of the public review period, the City reinitiated the public review period for the IS/MND, beginning on May 1, 2026, with the public review ending on June 1, 2026. All comments previously submitted to the City on the IS/MND were accepted, and the Final IS/MND and all comments on it will be provided to the decisionmaker for its consideration.

The City on May 19, 2026, mailed a notice of a public hearing to all affected properties within 300 feet of the project site, providing the date, time, and location of the June 11, 63431
Planning Commission Agenda Report June 11, 2026 Page 15 of 15 2026, Planning Commission meeting, at which the Planning Commission will consider the Tahoe Keys Marina Redevelopment Project.

In addition, the City published a notice of a public hearing of the date, time, and location of the June 11, 2026, Planning Commission meeting in the Tahoe Daily Tribune on May 29, 2026
The Development Services Department is the custodian of the documents or other material which constitute the record of proceedings upon which the Planning Commission’s decision is based and can be found at 1052 Tata Lane, South Lake Tahoe, California, 96150.
f

ADOPT THE TAHOE KEYS MARINA REDEVELOPMENT RPOJECT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION (SCH #2026040227) AND

APPROVE THE MAJOR DESIGN REVIEW, SPECIAL USE PERMIT, AND VARIANCE, FILE #DR25-007

BACKGROUND
A. On May 8, 2025, the City of South Lake Tahoe Planning Division received an application from the Tahoe Keys SMI DE LLC for a proposed project to redevelop and modernize the Tahoe Keys Marina property.

B. In accordance with the California Environmental Quality Act (CEQA) Guidelines Section 15070, an Initial Study was prepared for the proposed project in compliance with CEQA.

C. In accordance with Government Code Section 65352, the City prepared and published a Notice of Availability and Notice of Intent to adopt an Initial Study/Mitigated Negative Declaration (IS/MND) for the proposed project and circulated the Initial Study for public review on April 3, 2026.

D. On April 4, 2026, the Notice of Availability, Notice of Intent, Notice of Completion, and the IS/MND were posted on the website of the Office of Land Use and Climate Innovation (SCH # 2062040227), and circulated to State agencies.

E. Due to a typographical error in the conclusion of the public review period, the City reintitiated the public review period of the Initial Study/Mitigated Negative Declaration and published a revised Notice of Availability and Notice of Intent on May 1, 2026, with a public review period ending June 1, 2026. All comments previously submitted to the City on the IS/MND were accepted.

F. On May 19, 2026, the City mailed a notice of a public hearing to all affected properties within 300 feet of the project area, providing the date, time, and location 63633
Resolution 2026-XX June 11, 2026 Page 2 of 3
of the June 11, 2026, Planning Commission meeting, at which the Planning Commission will consider the Tahoe Keys Marina Redevelopment Project.

G. On June May 29, 2026, the City published a notice of a public hearing of the date, time, and location of the June 11, 2026, Planning Commission meeting in the Tahoe Daily Tribune, a newspaper of general circulation in the City of South Lake Tahoe.

H. The City of South Lake Tahoe Planning Commission conducted a duly noticed public hearing on June 11, 2026, took public comment, and deliberated.

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

1. Finds that the Initial Study/Mitigated Negative Declaration reflects the City’s independent judgment and analysis.

2. Finds, on the basis of the whole record before it (including the IS/MND and any comments received), that there is no substantial evidence that the proposed Tahoe Keys Marina Redevelopment Project will have a significant effect on the environment.

3. Finds that the proposed Tahoe Keys Marina Redevelopment Project will not result in a safety hazard or noise problem for persons using the Lake Tahoe Airport or for persons residing or working in the project area.

4. The Development Services Department is the custodian of the documents or other material that constitute the record of proceedings upon which the Planning Commission’s decision is based and can be found at 1052 Tata Lane, South Lake Tahoe, California, 96150.

5. Finds that the lesser improvements will lessen the environmental impact, will enhance traffic safety for vehicles and pedestrians, and will substantially meet the intent of City Code Section 6.10.350.A for reduced driveway width.

6. Finds that there is adequate off-street parking as determined by the parking analysis, that the environmental impact will be lessened by the reduction in parking spaces, that the safety of other vehicles and pedestrians will be enhanced by the lesser requirement, and that the parking analysis evaluated different peak periods, determined that the parking demand did not overlap, and that the parking facility will meet peak demand.

7. Finds that due to special circumstances applicable to the property, including size, shape, topography, location, or surroundings, the strict application of the regulation deprives such property of privileges enjoyed by other properties in the vicinity and under an identical plan area.
63734
Resolution 2026-XX June 11, 2026 Page 3 of 3

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

9. Adopts the Tahoe Keys Marina Redevelopment Project Initial Study/Mitigated Negative Declaration and the mitigation and monitoring reporting program, or MMRP.

10. Approves the Major Design Review, Special Use Permit, and Variance, File #DR25-007
Adopted by the City of South Lake Tahoe Planning Commission on June 11, 2026, by the following vote:

Yes:

No:

Absent:

Abstain:
________________________ Date:_________
Julia Lucksinger, Chair
Attest:
________________________
Micelle Davis, Assistant City Clerk
The presence of an electronic signature certifies that the foregoing is a true and correct copy as approved by the South Lake Tahoe City Council.
63835
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252
G1.1
1 TITLE SHEET

TAHOE KEYS MARINA

REDEVELOPMENT

EL DORADO COUNTY , CALIFORNIA

CIVIL ENGINEEROWNER

VICINITY MAP

NOT TO SCALE

TAHOE KEYS SMI, LLC
17330 Preston Road #220a
Dallas, Texas 75252
(213) 814-8829

PROJECTLOCATION
300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

LOCATION MAP

NOT TO SCALE

PROJECT
AREA

ARCHITECT
427 Ridge Street, Suite CReno, Nevada 89501(775) 329-3341

LANDSCAPE ARCHITECT
128 Market Street, Suite 3EStateline, Nevada 89449(775) 588-5929

GEOTECHNICAL ENGINEER
12000 Old Virginia RoadReno, Nevada 89521(775) 853-9100

PROJECT SITE
2435 Venice Drive EastSouth Lake Tahoe, CA 96150
12/10/2025
36 639
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252
G1.2
2 ABBREVIATIONS
AND

NOTES, LEGEND,
12/10/2025
37 640
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252
G1.3
3 SHEET INDEX
12/10/2025
38 641
NORTH 0
ORIGINAL SCALE:
40' 80' 160'
1"=80'
XX
300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DESIGN
DALLAS, TX 75252

WORKSHOP
Landscape Architecture x Land Planning
Urban Design x Tourism Planning
Aspen x Austin x Denver x Houston
Lake Tahoe x Los Angeles x Raleigh
W W W . D E S I G N W O R K S H O P . C O M
128 Market Street, Suite 3E
Stateline, NV 89449
(775) 588-5929
Sht No
L0.1A
PLAN

ILLUSTRATIVE
SITE

WATER TANK &

STORAGE FACILITY

BOAT LAUNCH
VALET

PARKING

PAID PUBLIC

PARKING

DOCK MASTER

BUILDING

VENICE DR

PROMENADE
PARK

ENTRANCE

PUBLIC RESTROOMS &

TRASH FACILITY

PAID PUBLIC PARKING

BUILDING A

BUILDING B

BUILDING D

BUILDING C

THE BASIN
PLAZA

PROPERTY LINE

DROP OFF

LOADING PLAZA

PROPERTY LINE THE PROMENADE

LIMIT OF LANDSCAPE IMPROVEMENTS
39 4 85
642
SSCO
SSCO
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WV
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85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252
NORTH
C1.1
5 DEMO PLAN

BMP AND
MATCHLINE SEE DRAWING C1.2
12/10/2025
40 643
WV WV
WV
WV
CB
CB
EB
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EP
CB
CB
GV
ICB
CB
EB
W
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EB
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CB
WV
WV
WS

VENICE DRIVE EAST
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252
SOUTH
C1.2
6 DEMO PLAN

BMP AND
MATCHLINE SEE DRAWING C1.1
12/10/2025
41 644
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252
NORTH
C2.1
7 STRIPING PLAN

SITE AND
MATCHLINE SEE DRAWING C2.2
12/10/2025
42 645

VENICE DRIVE EAST
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252
SOUTH
C2.2
8 STRIPING PLAN

SITE AND
MATCHLINE SEE DRAWING C2.1
12/10/2025
43 646
FF=6234.5
FF=6234.5
FF=6234.5
6233.5 FF=6232.0
FF=6234.5
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252
NORTH
C3.1
9 DRAINAGE PLAN

GRADING AND
MATCHLINE SEE DRAWING C3.2

CUT/FILL REPORT
12/10/2025
44 647
FF=6233.0
FF=6232.0

VENICE DRIVE EAST
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252
SOUTH
C3.2
10 DRAINAGE PLAN

GRADING AND
MATCHLINE SEE DRAWING C3.1
12/10/2025
45 648
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252
C3.3
11 SECTIONS

GRADING

TYPICAL
12/10/2025
46 649
NORTH
C3.4
12 VOLUMES

WATER QUALITY

CATCHMENT KEYNOTE TABLE
MATCHLINE SEE DRAWING C3.5
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252
12/10/2025
47 650
SOUTH
C3.5
13 VOLUMES

WATER QUALITY

CATCHMENT KEYNOTE TABLE
MATCHLINE SEE DRAWING C3.4
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252
12/10/2025
48 651
EB
EB
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252
NORTH
C4.1
14 UTILITY PLAN
MATCHLINE SEE DRAWING C4.2
12/10/2025
49 652
WV
WS
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252
SOUTH
C4.2
15 UTILITY PLAN
MATCHLINE SEE DRAWING C4.1
12/10/2025
50 653
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

PROFILE
C4.3
16 SANITARY SEWER
SCALE:HORIZONTAL: 1" = 20'VERTICAL: 1" = 4'
SCALE:HORIZONTAL: 1" = 20'VERTICAL: 1" = 4'
"SS1" PROFILE
"SS2" PROFILE
12/10/2025
51 654
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

PROFILE
C4.4
17 SANITARY SEWER
SCALE:HORIZONTAL: 1" = 20'VERTICAL: 1" = 4'
"SS3" PROFILE
SCALE:HORIZONTAL: 1" = 20'VERTICAL: 1" = 4'
"SS4" PROFILE
SCALE:HORIZONTAL: 1" = 20'VERTICAL: 1" = 4'
"SS5" PROFILE "SS6" PROFILE
SCALE:HORIZONTAL: 1" = 20'VERTICAL: 1" = 4'
12/10/2025
52 655
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

PROFILE
C4.5
18 SANITARY SEWER
SCALE:HORIZONTAL: 1" = 20'VERTICAL: 1" = 4'
"SSG1" PROFILE
SCALE:HORIZONTAL: 1" = 20'VERTICAL: 1" = 4'
"SSG2" PROFILE
SCALE:HORIZONTAL: 1" = 20'VERTICAL: 1" = 4'
"SSG3" PROFILE
12/10/2025
53 656
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

PROFILE
C4.6
19 STORM DRAIN
SCALE:HORIZONTAL: 1" = 20'VERTICAL: 1" = 4'
"SD1" PROFILE
"SD2" PROFILE
SCALE:HORIZONTAL: 1" = 20'VERTICAL: 1" = 4'
12/10/2025
54 657
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

PROFILE
C4.7
20 STORM DRAIN
SCALE:HORIZONTAL: 1" = 20'VERTICAL: 1" = 4'
"SD3" PROFILE
"SD4" PROFILE
SCALE:HORIZONTAL: 1" = 20'VERTICAL: 1" = 4'
12/10/2025
55 658
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

DETAILS
C5.1
21 BMP

CONSTRUCTION
12/10/2025
56 659
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

DETAILS
C5.2
22 12/10/2025
SITE
57 660
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

DETAILS
C5.3
23 12/10/2025
SITE
58 661
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

DETAILS
C5.4
24 QUALITY BMP

STORM WATER
12/10/2025
59 662
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

DETAILS
C5.5
25 DRAIN

SEWER/STORM

12/10/2025
60 663

CROSS SECTION

PLAN VIEW
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

DETAILS
C5.6
26 DRAIN

SEWER/STORM

PLAN VIEW

CROSS SECTION
12/10/2025
61 664
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252
WATER

DETAILS
C5.7
27 STANDARD DETAIL
DATE: SCALE:

WM04

FIRE HYDRANT
6/2/2022 NTS
WM04

SOUTH TAHOE

PUBLIC UTILITY DISTRICT STANDARD DETAIL
DATE: SCALE:

WM03

WATER VALVE ASSEMBLY
4/11/2022 NTS
WM03

THRUST BLOCK AREA REQUIRED - SQUARE FEET

SOUTH TAHOE

PUBLIC UTILITY DISTRICT STANDARD DETAIL
DATE: SCALE:

WM09

TYPICAL THRUST BLOCK
4/12/2022 NTS
WM09
12/10/2025
62 665
85 300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

DETAILS
C5.8
28 STRIPING

SIGNAGE AND
12/10/2025
63 666
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TAHOE KEYS MARINA

BULKHEAD

REPLACEMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

SHEET INDEX MAP FOR

WALL PLANS
W1.0
64 29 85
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TAHOE KEYS MARINA

BULKHEAD

REPLACEMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

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REPLACEMENT

PLAN AND PROFILE
W1.1
65 30 85
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TAHOE KEYS MARINA

BULKHEAD

REPLACEMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

SHEET PILE BULKHEAD

REPLACEMENT

PLAN AND PROFILE
W1.2
66 31 85
669

TAHOE KEYS MARINA

BULKHEAD

REPLACEMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

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REPLACEMENT

PLAN AND PROFILE
W1.3
67 32 85
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TAHOE KEYS MARINA

BULKHEAD

REPLACEMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

SHEET PILE BULKHEAD

REPLACEMENT

PLAN AND PROFILE
W1.4
68 33 85
671

TAHOE KEYS MARINA

BULKHEAD

REPLACEMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

SHEET PILE BULKHEAD

REPLACEMENT

PLAN AND PROFILE
W1.5
69 34 85
672

TAHOE KEYS MARINA

BULKHEAD

REPLACEMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

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REPLACEMENT

PLAN AND PROFILE
W1.6
70 35 85
673

TAHOE KEYS MARINA

BULKHEAD

REPLACEMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DALLAS, TX 75252

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TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DESIGN
DALLAS, TX 75252

SITE HARDSCAPE

REFERENCE PLAN

WATER TANK &

STORAGE FACILITY

BOAT LAUNCH
VALET

PARKING

PAID PUBLIC

PARKING

DOCK MASTER

BUILDING

VENICE DR

PROMENADE
PARK

ENTRANCE

PUBLIC RESTROOMS &

TRASH FACILITY

PAID PUBLIC PARKING

BUILDING A

BUILDING B

BUILDING D

BUILDING C

THE BASIN
PLAZA

PROPERTY LINE

DROP OFF

LOADING PLAZA

PROPERTY LINE THE PROMENADE

LIMIT OF LANDSCAPE IMPROVEMENTS

SETBACKS
20 ft, PUBLIC SERVICE - FRONT
5 ft, COMMERCIAL - REAR, INTERIOR
5 ft, COMMERCIAL - SIDE, INTERIOR
5 ft, PUBLIC SERVICE - SIDE, INTERIOR
5 ft, PUBLIC SERVICE - SIDE, INTERIOR
5 ft, PUBLIC SERVICE - REAR, INTERIOR
5 ft, PUBLIC SERVICE - REAR, INTERIOR
5 ft, COMMERCIAL -

REAR, INTERIOR
5 ft, PUBLIC SERVICE - SIDE, INTERIOR
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101
66 85
704
NORTH 0
ORIGINAL SCALE:
40' 80' 160'
1"=80'
XX
300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DESIGN
DALLAS, TX 75252

REFERENCE PLAN

SITE PLANTING

LIMIT OF LANDSCAPE IMPROVEMENTS
ZONE 1: 0 - 5' NONCOMBUSTIBLE AREA

SITE DEFENSIBLE SPACE LEGEND
NOTE: THIS PLAN IS FOR GENERAL REFERENCE ONLY AND SHOULD BE PRINTED IN COLOR.DEFENSIBLE SPACE PLAN REQUIREMENTS:

Zone 1: 0-5' Noncombustable Area
Create a noncombustable area at least 5' wide around the base of the structure (including all decks). This area needs to have a very low potential for ignition from flying embers. Use irrigated herbaceous plants such as lawn, ground cover, and flowers that are recommended for the Lake Tahoe basin; rock mulches; or hard surfaces, such as brick and pavers, in this area.

1. The area within 0-5' of the foundation or support posts should contain no combustable materials, including combustable plant material. A 3" gravel moat is the preferred material of use. Drip lines may be incorporated into this area.

2. Remove all pine needles and forest duff within this area.Zone 2: 5-30' Lean, Clean and Green Area For a distance of 5-30' from the structure, there should be a lean, clean, and green area. "Lean" indicates that only a small amount of flammable vegetation, if any, is present within 30' of the structure. "Clean" means there is little or no accumulation of dead vegetation or flammable debris within the area during fire season. "Green" implies that plants located within this area are kept healthy, green and irrigated during fire season.

1. Trim all trees over 20' a minimum of 10' above adjacent grade.

2. Remove any tree 14" diameter or less to create a 10' space between any adjacent tree canopy.

3. Remove accumulation of dead vegetation from trees (flammable debris, dead branches and limbs) 10 feet above adjacent grade.

4. Within 5-30' of the structure only single specimens of well maintained and well irrigated shrubs or trees should be present. Such materials should not be capable of readily transmitting fire to the structure. Combustable mulches or pine needles should not be used as ground cover within this zone.

5. All brush, trees or flammable material will be removed from under the drip line of residential trees of the tree group.

6. Remove all pine needles and forest duff within this area.

WATER TANK &

STORAGE FACILITY

BOAT LAUNCH
VALET

PARKING

PAID PUBLIC

PARKING

DOCK MASTER

BUILDING

VENICE DR

PROMENADE
PARK

ENTRANCE

PUBLIC RESTROOMS &

TRASH FACILITY

PAID PUBLIC PARKING

BUILDING A

BUILDING B

BUILDING D

BUILDING C

THE BASIN
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PROPERTY LINE

DROP OFF

LOADING PLAZA

PROPERTY LINE THE PROMENADE

LIMIT OF LANDSCAPE IMPROVEMENTS
102
67 85
705
NORTH 0
ORIGINAL SCALE:
40' 80' 160'
1"=80'
LX-01
LX-02
LX-03
XX
300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DESIGN
DALLAS, TX 75252

KEY PLAN
SITE

WATER TANK &

STORAGE FACILITY

BOAT LAUNCH
VALET

PARKING

PAID PUBLIC

PARKING

DOCK MASTER

BUILDING

VENICE DR

PROMENADE
PARK

ENTRANCE

PUBLIC RESTROOMS &

TRASH FACILITY

PAID PUBLIC PARKING

BUILDING A

BUILDING B

BUILDING D

BUILDING C

THE BASIN
PLAZA

PROPERTY LINE

DROP OFF

LOADING PLAZA

PROPERTY LINE THE PROMENADE

LIMIT OF LANDSCAPE IMPROVEMENTS
103
68 85
706
NORTH 0
ORIGINAL SCALE:
40' 80' 160'
1"=80'
XX
300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DESIGN
DALLAS, TX 75252

REFERENCE PLAN

SITE COVERAGE

ASPHALT PAVING
PEDESTRIANPAVING TYPE 1

SYMBOL NAME DESCRIPTION
LOCATION: PARKING LOTLOCATION: PEDESTRIAN PATHWAY
PEDESTRIANPAVING TYPE 2
LOCATION: PLAZA
PEDESTRIANPAVING TYPE 3
LOCATION: DROP-OFF LOADING PLAZA, CORRIDOR
STAIRS LOCATION: PLAZASITE WALL LOCATION: PLAZASYNTHETIC TURF LOCATION: PLAZA

BUILDING

COVERAGE LEGEND
PEDESTRIANPAVING TYPE 4
LOCATION: BOARDWALK
PERMEABLE PAVING LOCATION: PARKING LOT
LOCATION: SITE

COVERAGE SUMMARY
APN 022-210-032
APN 022-210-040
APN 022-210-041
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ǆŝƐƚŝŶŐŽǀĞƌĂŐĞ
WĂƌĐĞůĂƌĞĂ;ůůůĂƐƐϲͿ ϭϴϬ͕ϭϯϬ
ůůŽǁĂďůĞŽǀĞƌĂŐĞ ϱϰ͕Ϭϯϵ

ǆŝƐƚŝŶŐŽǀĞƌĂŐĞ ϭϱϯ͕Ϭϱϵ
ǆĐĞƐƐŽǀĞƌĂŐĞ;
ǆŝƐƚŝŶŐŽǀĞƌůůŽǁĂďůĞͿ ϵϵ͕ϬϮϬ
dŽƚĂůWƌŽƉŽƐĞĚŽǀĞƌĂŐĞ
ŽǀĞƌĂŐĞĞƐĐƌŝƉƚŝŽŶ dKd>^&
WĞƌŵĞĂďůĞWĂǀŝŶŐ;EŽϮϱйZĞĚƵĐƚŝŽŶůĂŝŵĞĚͿ ϭϰ͕Ϭϯϭ
ƐƉŚĂůƚWĂǀŝŶŐ ϱϳ͕ϲϵϳ
WĂƚŚǁĂǇƐ;WĞĚĞƐƚƌŝĂŶWĂǀŝŶŐdǇƉĞϭͿ Ϯ͕ϰϰϱŽĂƌĚǁĂůŬ;WĞĚĞƐƚƌŝĂŶWĂǀŝŶŐdǇƉĞϰͿ ϯ͕ϴϵϳ ^ĞĂƚŝŶŐΘtĂůů ϭϬϬ
ƵŝůĚŝŶŐƐ ϲϳ͕ϲϳϲ
dŽƚĂůWƌŽƉŽƐĞĚŽǀĞƌĂŐĞ ϭϰϱ͕ϴϰϲ
WEϬϮϮͲϮϭϬͲϬϯϮ;ƵŝůĚŝŶŐΘΘΘͿ

ǆŝƐƚŝŶŐŽǀĞƌĂŐĞ
WĂƌĐĞůĂƌĞĂ;ůůůĂƐƐϲͿ ϭϰϱ͕ϰϮϮ
ůůŽǁĂďůĞŽǀĞƌĂŐĞ ϰϯ͕ϲϮϳ

ǆŝƐƚŝŶŐŽǀĞƌĂŐĞ ϭϯϰ͕ϭϵϯ
ǆĐĞƐƐŽǀĞƌĂŐĞ;
ǆŝƐƚŝŶŐŽǀĞƌůůŽǁĂďůĞͿ ϵϬ͕ϱϲϲ
dŽƚĂůWƌŽƉŽƐĞĚŽǀĞƌĂŐĞ
ŽǀĞƌĂŐĞĞƐƌŝƉƚŝŽŶ dKd>^&
WĞƌŵĞĂďůĞWĂǀŝŶŐ ϭϮ͕ϲϬϳ
ƐƉŚĂůƚWĂǀŝŶŐ ϭϬ͕ϵϱϲ
WĂƚŚǁĂǇƐ;WĞĚĞƐƚƌŝĂŶWĂǀŝŶŐdǇƉĞϭͿ Ϯ͕ϳϴϱŽĂƌĚǁĂůŬ;WĞĚĞƐƚƌŝĂŶWĂǀŝŶŐdǇƉĞϰͿ ϭϮ͕ϵϱϴ ^ĞĂƚŝŶŐΘtĂůů Ϯ͕ϱϴϲ
ƵŝůĚŝŶŐƐ ϯϯ͕ϯϴϮWůĂǌĂWĂǀĞƌƐ;WĞĚĞƐƚƌŝĂŶWĂǀŝŶŐdǇƉĞϮΘϯͿ ϰϬ͕Ϯϭϲ ^ƚĂŝƌƐ ϵϯϰ
dŽƚĂůWƌŽƉŽƐĞĚŽǀĞƌĂŐĞ ϭϭϲ͕ϰϮϰ
dŽƚĂůWƌŽũĞĐƚƌĞĂ;WEϬϮϮͲϮϭϬͲϬϰϬΘϬϮϮͲϮϭϬͲϬϯϮΘϬϮϮͲϮϭϬͲϬϰϭͿ

ǆŝƐƚŝŶŐŽǀĞƌĂŐĞ
WĂƌĐĞůĂƌĞĂ;ůůůĂƐƐϲͿ ϯϲϵ͕Ϭϵϴ
ůůŽǁĂďůĞŽǀĞƌĂŐĞ ϵϳ͕ϲϲϲ

ǆŝƐƚŝŶŐŽǀĞƌĂŐĞ Ϯϴϳ͕ϮϱϮ
ǆĐĞƐƐŽǀĞƌĂŐĞ;
ǆŝƐƚŝŶŐŽǀĞƌůůŽǁĂďůĞͿ ϭϴϵ͕ϱϴϲ
dŽƚĂůWƌŽƉŽƐĞĚŽǀĞƌĂŐĞ
ŽǀĞƌĂŐĞĞƐĐƌŝƉƚŝŽŶ dKd>^&
WĞƌŵĞĂďůĞWĂǀŝŶŐ;EŽϮϱйZĞĚƵĐƚŝŽŶůĂŝŵĞĚͿ ϰϬ͕ϯϮϲ
ƐƉŚĂůƚWĂǀŝŶŐ ϳϴ͕ϱϵϵ
WĂƚŚǁĂǇƐ;WĞĚĞƐƚƌŝĂŶWĂǀŝŶŐdǇƉĞϭͿ ϱ͕ϮϯϬŽĂƌĚǁĂůŬ;WĞĚĞƐƚƌŝĂŶWĂǀŝŶŐdǇƉĞϰͿ ϭϲ͕ϴϱϱ ^ĞĂƚŝŶŐΘtĂůů Ϯ͕ϲϴϲ
ƵŝůĚŝŶŐƐ ϭϬϭ͕ϬϱϴWůĂǌĂWĂǀĞƌƐ;WĞĚĞƐƚƌŝĂŶWĂǀŝŶŐdǇƉĞϮΘϯͿ ϰϬ͕Ϯϭϲ ^ƚĂŝƌƐ ϵϯϰ
dŽƚĂůWƌŽƉŽƐĞĚŽǀĞƌĂŐĞ Ϯϴϱ͕ϵϬϰ
dŽƚĂůůůŽǁĂďůĞŽǀĞƌĂŐĞ ϵϳ͕ϲϲϲ
dŽƚĂů
ǆŝƐƚŝŶŐŽǀĞƌĂŐĞ Ϯϴϳ͕ϮϱϮ
dŽƚĂů
ǆĐĞƐƐŽǀĞƌĂŐĞ;
ǆŝƐƚŝŶŐŽǀĞƌůůŽǁĂďůĞͿ ϭϴϵ͕ϱϴϲĚĚŝƚŝŽŶĂůWƌŽƉŽƐĞĚŽǀĞƌĂŐĞ;WƌŽƉŽƐĞĚŽǀĞƌ ǆŝƐƚŝŶŐͿ Ͳϭ͕ϯϰϴ
Ύ/ĨƌĞƋƵŝƌĞĚ͕ĂĚĚŝƚŝŽŶĂůƉƌŽƉŽƐĞĚĐŽǀĞƌĂŐĞǁŝůůďĞƚƌĂŶƐĨĞƌƌĞĚĨƌŽŵd͘dƌĂŶƐĨĞƌƌĞĚĐŽǀĞƌĂŐĞǁŝůůŶŽƚĐŽŶƚƌŝďƵƚĞƚŽĞǆĐĞƐƐ ĐŽǀĞƌĂŐĞ
Ύ
ǆŝƐƚŝŶŐĐŽǀĞƌĂŐĞĨŽƌWEϬϮϮͲϮϭϬͲϬϯϮǁĂƐĚĞƚĞƌŵŝŶĞĚŝŶƚŚĞĂƚƚĂĐŚĞĚĐŽǀĞƌĂŐĞǀĞƌŝĨŝĐĂƚŝŽŶ͘Ύ ǆŝƐƚŝŶŐĐŽǀĞƌĂŐĞĨŽƌWEϬϮϮͲϮϭϬͲϬϰϬǁĂƐĚĞƚĞƌŵŝŶĞĚŝŶƚŚĞĂƚƚĂĐŚĞĚƐĞƚƚůĞŵĞŶƚĂŐƌĞĞŵĞŶƚĂƉƉƌŽǀĞĚďǇƚŚĞdZW 'ŽǀĞƌŶŝŶŐŽĂƌĚEŽǀ͘ϭϯ͕ϮϬϮϰ͘
Ύ
ǆŝƐƚŝŶŐĐŽǀĞƌĂŐĞ;ϬƐĨͿĨŽƌWEϬϮϮͲϮϭϬͲϬϰϭǁĂƐĚĞƚĞƌŵŝŶĞĚŝŶƚŚĞĂƚƚĂĐŚĞĚĐŽǀĞƌĂŐĞǀĞƌŝĨŝĐĂƚŝŽŶ͘ WEϬϮϮͲϮϭϬͲϬϰϭ

ǆŝƐƚŝŶŐŽǀĞƌĂŐĞ
WĂƌĐĞůĂƌĞĂ;ůůůĂƐƐϲͿ
ΎůůďƵŝůĚŝŶŐƐĂƌĞƉƌŽƉŽƐĞĚďƵŝůĚŝŶŐƐ͘ůůĞǆŝƐƚŝŶŐďƵŝůĚŝŶŐƐǁŝůůďĞĚĞŵŽůŝƐŚĞĚ ϰϯ͕ϱϰϲ
ůůŽǁĂďůĞŽǀĞƌĂŐĞ Ϭ

ǆŝƐƚŝŶŐŽǀĞƌĂŐĞ Ϭ
ǆĐĞƐƐŽǀĞƌĂŐĞ;
ǆŝƐƚŝŶŐŽǀĞƌůůŽǁĂďůĞͿ Ϭ
dŽƚĂůWƌŽƉŽƐĞĚŽǀĞƌĂŐĞ
ŽǀĞƌĂŐĞĞƐƌŝƉƚŝŽŶ dKd>^&
WĞƌŵĞĂďůĞWĂǀŝŶŐ;EŽϮϱйZĞĚƵĐƚŝŽŶůĂŝŵĞĚͿ ϭϯ͕ϲϴϴ
ƐƉŚĂůƚWĂǀŝŶŐ ϵ͕ϵϰϲ
dŽƚĂůWƌŽƉŽƐĞĚŽǀĞƌĂŐĞ Ϯϯ͕ϲϯϰ

WATER TANK &

STORAGE FACILITY

BOAT LAUNCH
VALET

PARKING

PAID PUBLIC

PARKING

DOCK MASTER

BUILDING

VENICE DR

PROMENADE
PARK

ENTRANCE

PUBLIC RESTROOMS &

TRASH FACILITY

PAID PUBLIC PARKING

BUILDING A

BUILDING B

BUILDING D

BUILDING C

THE BASIN
PLAZA

PROPERTY LINE

DROP OFF

LOADING PLAZA

PROPERTY LINE THE PROMENADE

LIMIT OF LANDSCAPE IMPROVEMENTS
104
69 85
707
PROPOSED SNOWMELT AREA: 41,016 SF

SITE SNOWMELTING PLAN LEGEND
NOTE: THIS PLAN IS FOR GENERAL REFERENCE ONLY AND SHOULD BE PRINTED IN COLOR.REFER TO MEP DRAWINGS IN ARCHITECTURE SET FOR SNOWMELT TUBING LAYOUT,MANIFOLD LOCATIONS, BOILER OR HEATING SYSTEM CONNECTIONS, DETAILS,ENGINEERING, SPECIFICATIONS, ETC.

ALL MANIFOLD AND SENSORY LOCATIONS SHALL BE STAKED FOR REVIEW AND APPROVAL BY LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION.

NORTH 0
ORIGINAL SCALE:
40' 80' 160'
1"=80'
XX
300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DESIGN
DALLAS, TX 75252

REFERENCE PLAN

SITE SNOWMELT

WATER TANK &

STORAGE FACILITY

BOAT LAUNCH
VALET

PARKING

PAID PUBLIC

PARKING

DOCK MASTER

BUILDING

VENICE DR

PROMENADE
PARK

ENTRANCE

PUBLIC RESTROOMS &

TRASH FACILITY

PAID PUBLIC PARKING

BUILDING A

BUILDING B

BUILDING D

BUILDING C

THE BASIN
PLAZA

PROPERTY LINE

DROP OFF

LOADING PLAZA

PROPERTY LINE THE PROMENADE

LIMIT OF LANDSCAPE IMPROVEMENTS

SNOW EASEMENT
105
85 70
708
NORTH 0
ORIGINAL SCALE:
40' 80' 160'
1"=80'
XX
300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DESIGN
DALLAS, TX 75252

PUBLIC AMENITIES

REFERENCE PLAN

VENICE DR

PROPERTY LINE

LIMIT OF LANDSCAPE IMPROVEMENTS

BIKE RACKS

BIKE RACKS & KAYAK

STORAGE RACKS

PUBLIC RESTROOMS &

TRASH FACILITY

WATERFRONT

PROMENADE

THE BASIN

COMMUNITY

EVENT PLAZA
(30,021 SF)

INTERPRETATIVE OPPORTUNITY

WATERFRONT PROMENADE

PROMENADE PARK

WATERFRONT

PROMENADE

KAYAK STORAGE RACKS
106
71 85
709
NORTH 0
ORIGINAL SCALE:
40' 80' 160'
1"=80'
XX
300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DESIGN
DALLAS, TX 75252

REFERENCE PLAN

WAYFINDING

AND SIGNAGE
VALET

PARKING

PAID PUBLIC

PARKING

DOCK MASTER

BUILDING

VENICE DR

PROMENADE
PARK

ENTRANCE PAID PUBLIC PARKING

BUILDING A

BUILDING B

PROPERTY LINE

THE PROMENADE

LIMIT OF LANDSCAPE IMPROVEMENTS WAYFINDING SIGNAGE

WAYFINDING

SIGNAGE

INTERPRETIVE

OPPORTUNITIES

INTERPRETIVE

OPPORTUNITIES

INTERPRETIVE

OPPORTUNITIES

ACCESSIBLE PATH FROM THE PUBLIC WAY TO BUILDING ENTRANCE

SITE ACCESSIBLE PATH LEGEND

ACCESSIBLE PATH FROM THE ADA PARKING SPACE TO BUILDING ENTRANCE

WATER TANK &

STORAGE FACILITY

BOAT LAUNCH

BUILDING D

BUILDING C

DROP OFF

LOADING PLAZA

THE BASIN
PLAZA

WAYFINDING

SIGNAGE
107
72 85
710

SITE GRADING AND DRAINAGE NOTES

1. Protect existing utilities to remain. Contractor is responsible for all damage to utilities encountered during construction and shall repair at no additional cost to owner.

2. Layout and field stake all proposed landscape grading and drainage improvements for review and approval by Landscape Architect prior to construction unless indicated or directed otherwise.

3. Request inspection of field staking by Landscape Architect a minimum of 24 hours in advance of performing any work unless indicated otherwise.

4. Landscape spot elevations shall be as indicated and defined per Abbreviations List. Bring any discrepancies to attention of Landscape Architect for clarification.

5. Provide a minimum of 1% (1:100) slope and a maximum of 5% (1:20) slope on all proposed hardscape and minimum of 2% (1:50) slope and maximum of 33% (1:3) slope on all proposed softscape unless indicated otherwise.

6. All surfaces shall be flush and meet smoothly and evenly unless indicated otherwise.7. Provide positive drainage and pitch to drain.8. Refer to Civil Engineer's drawings for all design calculations, details, subsurface piping, overflows/ outfalls, storage basins, erosion control, stormwater pollution protection plans (SWPPP) and connections to site landscape and hardscape drains indicated in drawings unless designated otherwise.

9. Provide erosion control measures for swales exceeding 5% (1:20) slope and grades/hillsides exceeding 33% (1:3) slope as indicated. If not indicated bring to the attention of Landscape Architect immediately for direction.

10. Refer to Civil Engineer's drawings for all (roadway) (parking lot) (Define other) grading and drainage improvements.

11. Refer to MEP drawings for all design calculations, details, piping and connections to landscape and hardscape drains over structure.

12. Refer to architectural drawings for waterproofing of building and site structure slab penetrations for landscape stormwater drains and piping.

GENERAL NOTES

1. NCE prepared the survey for this project. It has been reformatted for use in and for preparation of these documents. Contractor shall obtain officially signed copy from NCE (300 E Second St. Suite 1210 Reno, Nevada 89501, 775-329-4955) and become familiar with it, the existing conditions and site context prior to construction. All discrepancies should be brought to the attention of the Landscape Architect for immediate resolution. Landscape Architect is not responsible for errors or omissions associated withpreparation or documentation of survey.

2. NCE prepared the geotechnical investigation and report for this project. It has been referenced during preparation of these documents. Contractor shall obtain officially signed copy from NCE (300 E Second St. Suite 1210 Reno, Nevada 89501, 775-329-4955) and become familiar with it prior to construction. Alldiscrepancies should be brought to the attention of the landscape architect for immediate resolution.

Landscape Architect is not responsible for errors or omissions associated with preparation or documentation of report.

3. Design Workshop has utilized the Owner furnished existing conditions survey and geotechnical report and coordinated with design team consultants, product manufacturers, suppliers, fabricators, and contractorsas necessary to prepare the documents herein, should contractors identify any conflicts, errors,omissions, or concerns with any of the proposed systems he shall submits a Request for Information (RFI) before construction for clarification or direction. No change orders or amendments will be considered if this process is not followed.

4. Contractor is responsible for determining means and methods for construction. These drawings may indicate a limit of proposed improvements, limits of site demolition, etc. for delineation of expected extents of disturbance, however, final impact shall be determined in the field. Should limits of disturbance exceed boundaries defined in drawings, Contractor shall contact Landscape Architect for resolution.

5. Contractor is responsible for repairing all work disturbed by construction outside of limit lines defined on drawings or through his/her means and methods and General Conditions to a condition acceptable to theowner at no additional cost.

6. Contractor is responsible for protecting all existing conditions, improvements, utilities, etc. to remain. Any damages shall be repaired to a condition acceptable to the owner at no additional cost.

7. Contractor is responsible for maintaining a complete up-to-date set of Drawings and Specifications at the construction site and ensuring the documents are readily available for review by the Landscape Architectand governing agency.

8. The Drawings and Specifications are complementary to one another and implied to correspond with one another. Any discrepancies should be brought to the attention of the Landscape Architect for immediate resolution.

9. Contact the local underground utility service locator for utility locates and identification prior to commencing work and maintain in field throughout construction unless indicated or directed otherwise.

10. Verify plant protection, stormwater pollution protection plan (SWPPP), existing improvement to remain, and Contractor site control measures are in place prior to commencing with construction. Do not proceed with construction if not in compliance and maintained throughout. Coordinate with Owner's Representative and authorities having jurisdiction as required.

PLANT PROTECTION AND REMOVAL NOTES

1. Plants shall remain unless designated for removal and shall be protected as indicated. No disturbance is allowed within the dripline of the plants unless indicated or approved otherwise. Protect plants within the plant protection zone as indicated.

2. Maintain plant protection fencing throughout construction unless approved otherwise.

3. Remove plants as indicated on the plans to their full depth, including stumps and any roots, by cutting trunks and grinding stumps to be flush with finished grade unless noted otherwise. Fill any depressionsto meet finish grade with suitable fill, compact and provide positive drainage unless indicated otherwise.

4. Plants encountered that are not shown on the drawings shall be brought to the attention of the Landscape Architect.

5. Remove demolished materials and legally dispose of offsite unless indicated otherwise. Disposal by burning and/or burying on-site is prohibited unless approved otherwise.

6. Prune roots and limbs/branches only as directed by Landscape Architect unless indicated otherwise.

7. The location of existing utilities as shown on the plans may vary in relation to actual existing conditions.

Additional utilities not shown on the drawings may exist. Verify in the field the data shown and bring any discrepancies to the attention of the Landscape Architect before starting work.

SITE MATERIALS NOTES

1. Material systems as depicted on Drawings are complete in-place systems and further defined per associated Site Details and Specifications. Other plan drawings may need to be referenced to fully understand design intent, consult as required.

2. Material symbols are graphic in nature and may not be to scale. Refer to Site Details and Site Layout Plans for sizes and dimensioning.

SITE SOILS NOTES

1. Contractor shall coordinate with Owner's Representative for location of stockpile areas for stripped topsoil and planting soil products. Contractor shall ensure area is protected and contamination or disturbance of stored products is not allowed.

2. Contractor shall ensure subgrade is scarified prior to installing planting soil and blend with initial lift or placement of proposed planting soil.

3. Coordinate placement of planting soil with other work, especially utilities. Placement should occur after installation of all hardscape improvements, irrigation system, utilities, etc. and before installation ofplants.

LANDSCAPE PLANTING NOTES

1. Refer to Civil Engineer's utility and roadway, parking lot, site grading and drainage plans as required. If actual site conditions vary from what is shown on the plans, contact the Landscape Architect for direction as to how to proceed.

2. Verify locations of pertinent site improvements installed under other sections. If any part of this plan cannot be followed due to site conditions, contact Landscape Architect for instructions prior to commencing work.

3. Exact locations of plant materials shall be approved by the Landscape Architect in the field prior to installation. Stake or otherwise layout all proposed planting for review. Landscape Architect reserves theright to adjust plants to exact location in field.

4. Verify plant counts and square footages. Quantities are provided as Owner information only. If quantities on plant list differ from graphic indications, then graphics shall prevail. If graphics are inconclusive contact Landscape Architect for clarification.

5. Perform excavation in vicinity of underground utilities and existing tree/plant driplines with care and if necessary, by hand. The Contractor bears full responsibility for this work and disruption or damage toutilities and existing trees/plants shall be repaired or replaced immediately at no expense to the Owner.

6. Trees/plants shall bear same relation to finished grade as it bore to existing in place of growth. However, at no point shall it be less than 1 inch above adjacent finish grade.

7. Trees shall be planted a minimum of 10 feet from face of building and a minimum of 4 feet from edge of pavement, except as approved by Landscape Architect.

8. Shrubs shall be planted a minimum of 3 feet from face of building and a minimum of 12 inches from edge of pavement, except as approved by Landscape Architect.

9. All other plants (perennials, grasses, groundcover, annuals) shall be planted a minimum of 12 inches from face of building and a minimum of 6 inches from edge of pavement, except as approved by Landscape Architect.

10. Provide matching forms and sizes for plant materials within each species and size designated on the drawings.

11. Prune newly planted trees only as directed by Landscape Architect.12. Finish grades of planting areas and lawns shall be flush and meet smoothly and evenly with adjacent paving, providing positive drainage. Shovel V-cut edges shall be provided at planting area transitions to adjacentpavement as indicated to allow for mulch installation.

13. Provide specified edging as divider between planting beds and lawn areas. If not edging indicated provide shovel v-cut edge.

DEFENSIBLE SPACE PLAN REQUIREMENTS:

Zone 1: 0-5' Noncombustable Area
Create a noncombustable area at least 5' wide around the base of the structure (including all decks). This area needs to have a very low potential for ignition from flying embers. Use irrigated herbaceous plants suchas lawn, ground cover, and flowers that are recommended for the Lake Tahoe basin; rock mulches; or hard surfaces, such as brick and pavers, in this area.

2. Remove all pine needles and forest duff within this area.

Zone 2: 5-30' Lean, Clean and Green Area
For a distance of 5-30' from the structure, there should be a lean, clean, and green area. "Lean" indicates that only a small amount of flammable vegetation, if any, is present within 30' of the structure. "Clean" meansthere is little or no accumulation of dead vegetation or flammable debris within the area during fire season. "Green" implies that plants located within this area are kept healthy, green and irrigated during fire season.

1. Trim all trees over 20' a minimum of 10' above adjacent grade.

2. Remove any tree 14" diameter or less to create a 10' space between any adjacent tree canopy.

3. Remove acumulation of dead vegetation from trees (flammable debris, dead branches and limbs) 10 feetabove adjacent grade.

4. Within 5-30' of the structure only single specimens of well maintained and well irrigatedshrubs or trees should be present. Such materials should not be capable of readily transmitting fire to the structure.

Combustable mulches or pine needles should not be used as ground cover within this zone.

5. All brush, trees or flammable material will be removed from under the drip line of residentail trees of the tree group.

6. Remove all pine needles and forest duff within this area.

TABLE OF ABBREVIATIONS

APPROX ARCH AVG B&B BC BF BLDG BM BOC BR

BRG BS BW

CAL CAP
CF CHAM CIP CJ CL CLR CM CO COMP CONC CONST CONT CONTR CU CY DBL DF DEG DEMO DIA DIM DTL DWG E EA EJ EL ELEC ENG EQ EQUIP EST E.W. EXIST EXP FF FG FIN FL FOC FT FTG GA GAL GC GEN HORIZ HP HT ID INV IN

INCL INL

IRR JT LIN LF

LP LT MATL MAX MEMB

MH MIN MISC MTD MTL N NIC NO NOM NTS OC OD OPP PAR PC PE PERF PED PI PL PT PVC PVMT PVR QTY R RECEP REF REINF REM REQ'D REV ROW RT S SAN SCH SD SEC SF SHT SI SIM SNT SPECS SQ ST SY STA STD STL STRL SYM T&B
TBC TC

TF THK TOC TOPO TSL TRAS TR

TS TW TYP VAR VERT VEH VOL W/ W/O WT WL
WWF
YD @

APPROXIMATE ARCHITECT AVERAGE BALLED AND BURLAPPED BOTTOM OF CURB BOTTOM OF FOOTING BUILDING BENCHMARK BACK OF CURB BOTTOM OF RAMP BEARING BOTTOM OF STEP BOTTOM OF WALL CALIPER CAPACITY CUBIC FEET CHAMFER CAST IN PLACE CONTROL JOINT CENTER LINE CLEARANCE CENTIMETER CLEAN OUT COMPACTED CONCRETE CONSTRUCTION CONTINUOUS CONTRACTOR CUBIC CUBIC YARD DOUBLE DIRECTION OF FLOW DEGREE DEMOLISH, DEMOLITION DIAMETER DIMENSION DETAIL DRAWING EAST
EACH

EXPANSION JOINT

ELEVATION ELECTRICAL ENGINEER EQUAL EQUIPMENT ESTIMATE EACH WAY EXISTING EXPANSION, EXPOSED

FINISHED FLOOR ELEVATION

FINISHED GRADE FINISH FLOW LINE FACE OF CURB FOOT (FEET) FOOTING

GAUGE GALVANIZED

GENERAL CONTRACT(OR)

GENERAL

HORIZONTAL HIGH POINT HEIGHT

INSIDE DIAMETER INVERT ELEVATION

INCH(ES) INCLUDE(D) INLET IRRIGATION
JOINT
LINEAR

LINEAR FEET LOW POINT LIGHT MATERIAL MAXIMUM MEMBRANE

MANHOLE MINIMUM MISCELLANEOUS MOUNTED METAL
NORTH

NOT IN CONTRACT NUMBER NOMINAL NOT TO SCALE ON CENTER OUTSIDE DIAMETER OPPOSITE

PARALLEL POINT OF CURVATURE

POLYURETHANE PERFORATED PEDESTRIAN POINT OF INTERSECTION PROPERTY LINE

POINT, POINT OF TANGENCY

POLYVINYL CHLORIDE

PAVEMENT

PAVER QUANTITY

RADIUS RECEPTACLE REFERENCE REINFORCE(D)

REMOVE REQUIRED REVISION, REVISED RIGHT-OF-WAY RIGHT SOUTH SANITARY SCHEDULE STORM DRAIN SECTION SQUARE FOOT (FEET) SHEET STORM INLET SIMILAR SEALANT SPECIFICATIONS SQUARE STORM SEWER SQUARE YARD STATION STANDARD STEEL STRUCTURAL SYMMETRICAL

TOP AND BOTTOM

TOP OF BACK CURB TOP OF CURB

TOP OF FOOTING

THICK TOP OF CONCRETE

TOPOGRAPHY TOP OF SLAB TRANSFORMER TOP OF RAMP TOP OF STEP TOP OF WALL

TYPICAL
VARIES

VERTICAL VEHICLE VOLUME WITH WITHOUT WEIGHT WEIR LEVEL WELDED WIRE FABRIC YARD AT PA
FS
RE
DI

PLANTING AREA

FINISHED SURFACE

RIM ELEVATION

DRAIN INLET

SITE DEMOLITION NOTES

1. Where demolition activity is required within protection fencing coordinate with Landscape Architect prior to construction for direction. Hand excavation and plant care procedures may be required.

2. Items and site structures shall remain unless designated for removal. Do not disturb. Protect-in-place.

The Contractor is responsible for damage to existing items and site structures caused by any person,vehicle, equipment, tool or other related to the execution of the Contract at no additional cost to the owner.

3. Remove items and site structures shown on the plan to the full depth of their construction unless designated to remain, including footings, bases, and subbases, if applicable, and legally dispose ofoffsite, recycle, salvage for owner unless indicated or directed otherwise. Disposal by burning and/or burying is prohibited. Fill depressions with suitable fill, compact and provide positive drainage unlessindicated or directed otherwise.

4. Verify the location of items and site structures to remain, to be removed, to be salvaged prior to commencement of the work. Bring discrepancies to attention of Landscape Architect for clarification.

5. Items and site structures encountered below grade and not shown on the drawings shall be brought to the attention of the Landscape Architect for clarification.

6. Refer to Civil Engineer's drawings for protection and removal of existing utilities.

7. The location of existing utilities as shown on the plans may vary in relation to actual existing conditions; additional utilities not shown on the drawings may exist. Verify in the field the data shown, and call anydiscrepancies to the attention of the Landscape Architect before starting work.

8. Perform demolition and excavation in the vicinity of existing utilities by hand where applicable. The Contractor is responsible for damage to existing utilities caused by any person, vehicle, equipment, tool or other related to the execution of the Contract at no additional cost to the owner.

XX
300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DESIGN
DALLAS, TX 75252

INFORMATION

GENERAL

REVEGETATION NOTES

1. All areas disturbed by construction activities shall be revegetated if not shown improved with another material. Additional revegetation may be required beyond what is shown on plans.2. A minimum of two inches (2") of topsoil shall be placed on all disturbed areas. Topsoil shall includeall of the organic-rich layer of soil immediately under the duff layer. Topsoil shall be stored with minimal handling and no compaction, and it should not be mixed with spoil material.

3. Disturbed areas that are compacted or have experienced heavy vehicle and equipment use shall be plowed with a ripper or other deep tillage implement where feasible to a depth of 6"-12". Soil may be

FERTILIZER MANAGEMENT

1. Fertilizer application shall be consistent with CHAPTER 5: SOIL AND VEGETATION MANAGEMENT OF THE TRPA BMP HANDBOOK.2. Engage an independent, state-operated, or university-operated laboratory; experienced in soil science, soil testing, and plant nutrition to conduct a soils test and provide recommendations on the recommended soil amendments necessary to achieve desirable soil characteristics for plant establishment.3. Use phosphorus free, slow release fertilizer for all perennial and shrub areas. use phosphorus free fertilizer 10-0-3 or approved equal at a rate 1/2 to 3/4 pounds per 1000 sf during each application.

4. For tree fertilization use "Jobe's evergreen tree fertilizer spikes" or approved equal which are speciallyformulated to maintain good tree health. Fertilizer spikes shall not be installed in existing vegetation or outsidethe limit of disturbance. loosened with a backhoe bucket equipped with cutting teeth if loosening is done such that clodsremain and soil is not pulverized or inverted. Following soil loosening, all further equipment traffic shallbe eliminated from the planting area.

4. Areas should be irrigated by a low-flow irrigation system approximately once every three (3) weeks.

The goal for all revegetated areas is to minimize irrigation needs and discontinue the need for irrigation after a maximum of three (3) growing seasons.

5. Following seeding and planting, all revegetation areas shall be mulched with pine needles. Pine needles shall be applied evenly to the entire area to a depth of one inch (1") if applied by blower or twoinches (2") if applied by hand.

IRRIGATION NOTE
Existing irrigation to be modified to accommodate landscape improvements.

SITE LIGHTING NOTES

1. Lighting symbols on plans are diagrammatic and conceptual. Building permit submittal will include fixture details and specifications as well as iso-footcandle updated photometric information.

2. All lighting layouts and design will conform to TRPA requirements.

3. Night lighting will be designed to minimize impacts to adjoining and nearby land uses.

4. Building lighting is shielded and downward directing and the bulb or ballast is not visible. Lighting colors complements the building colors and materials and are used to light entries, soffits, covered walkwaysand pedestrian areas. Roof and wall pack lighting is not used in this lighting design (see Architectural Lighting Layouts). All lighting is designed to highlight the adjacent building area and ground area and does not impose glare on pedestrian or vehicular traffic.

5. Landscape lighting visually accentuates and highlights ornamental shrubs and trees adjacent to the buildings in open spaces. Landscape lighting design is intended to highlight shrubs and trees and doesnot impose glare on any pedestrian or vehicular traffic.

6. It is understood that as part of the project approval, lighting standards may be created including General Lighting Standards, Street Lighting Standards, Prohibited Lighting and Exemptions to ensure that individual fixtures and lighting systems area designed, constructed and installed in a manner that controls glare and light trespass, minimizes obtrusive light and conserves energy and resources.

7. Exterior lighting is designed to the "International Dark Sky Association" standards for protecting night sky from excessive light pollution. This lighting design also references resources from IESNA. The intent ofthe lighting design is to maintain public safety and security in the project area while curtailing the degradation of the nighttime visual environment through limiting evening light radiation and light spill.

8. All street lighting and photometrics are consistent with the Rural Design Guidelines as required by TRPA.9. Photometrics are provided for public walkways, roadways and landscape areas only. Building mounted fixtures have been included at a conceptual level (for further information reference the architectural lighting plans). Additionally, dedicated lighting for the Exterior cabana and bar areas are not included.

10. All lighting systems will be dimmable and light levels will be reduced to maintain minimum light levels required for safe pedestrian and vehicular travel.

11. All exterior light fixtures will be selected to conform to county guidelines governing glare, light trespass and Dark Sky.

12. The design will utilize 2700K, high CRI LED light sources in consideration of nocturnal wild life and Dark Sky recommendations.

13. All exterior lighting will be controlled by dimmer and grouped by "like" fixture type and geographic area.

Project wide lighting scenes will be set at lowest light levels possible while still maintaining program requirements, safety, security and aesthetic objectives. 108
73 85
711
SITE DETAIL KEYNOTES:

1.0 PAVEMENTS, RAMPS, CURBS

1.1 x/ Lx-01 STONE PAVING TYPE 1 - Sand Set w/
Planting Joints
SPEC.SECTION(S)
321400

RELATEDDETAIL(S)

THE FOLLOWING LIST OF KEYNOTE HEADINGS (PROPOSED

IMPROVEMENT SYSTEMS) HAVE BEEN INCORPORATED WITHIN
THIS DRAWING SET:

1.0 PAVEMENT, RAMPS, AND CURBS

2.0 JOINTING

3.0 STEPS

4.0 SITE WALLS/EMBANKMENTS

5.0 SITE FURNITURE6.0 RAILINGS, BARRIERS, AND FENCING

7.0 SITE LIGHTING

8.0 DRAINAGE9.0 PLANTING AND LANDSCAPE

10.0 MISCELLANEOUS ELEMENTS11.0 PLANT PROTECTION
NOTE: IF A KEYNOTE HEADING IS NOT INCORPORATED IN
PROJECT, A "NOT USED AT THIS TIME" REFERENCE HAS BEENPROVIDED.

TYP
SAMPLE KEYNOTE DRAWING CALLOUT:

DETAIL/SHEET
x/ Lx-0x, x/ Lx-0x, x/ Lx-0x

KEYNOTE CALL OUT

KEYNOTE HEADING
(PROPOSED IMPROVEMENT

SYSTEM)

KEYNOTE (SYSTEM) ITEM

AND BRIEF DESCRIPTION

PRIMARY KEYNOTE DETAIL

REFERENCE (NUMBER AND
SHEET)

ADDITIONAL DETAIL REFERENCES (COMPOSITE

SECTIONS / ELEVATIONS, OTHER SECTIONS,
ELEVATIONS OR 3D DRAWINGS, AND/OR

TRANSITION OR CONNECTION DETAILS)
NOTE: MULTIPLE DETAILS MAY BE REFERENCED

SPECIFICATION REFERENCE (CSI SECTION NUMBER MASTER
FORMAT 2004 OR OTHER JURISIDICTIONAL REQUIREMENT)
NOTE: MULTIPLE SPECIFICATIONS MAY BE REFERENCED

3.2 WHERE MULTIPLE INSTANCES OCCUR
ON THE SAME SHEET, "TYP" ADDED TO

INDICATE 'TYPICAL' SO ONLY PLAN
LABELED/ANNOTATED ONCE.

SAMPLE PLANT IDENTIFICATION CALLOUT:

PLANT SIZE (e.g. CALIPER, HEIGHT OR CONTAINER)
PLANT ABBREVIATION (2-3 LETTERS, TYPICALLYFIRST LETTER FROM PLANT'S BOTANICAL FIRST

AND LAST NAME)

QUANTITY
(3) CSI-5
NOTE: PLANT ABBREVIATION ON PLANT IDENTIFICATION KEY

SHOULD CORRESPOND WITH ABBREVIATION ON PLANT LIST
(e.g. CSI-5 SHOULD REFER TO A CORNUS SERICEA 'ISANTI', 5

GALLON CONTAINER)
1 5
Final location of path to be determined in field under direction of Landscape Architect.

NOTE: "X" REFERS TO DRAWING SERIES (i.e. SITE DEMOLITIONREFERENCE NOTES). THERE SHOULD BE SPECIFIC REFERENCENOTES FOR EACH DRAWING SERIES. HOWEVER, SOME NOTESMAY APPEAR ON MULTIPLE SERIES AS APPLICABLE. "X" REFERENCE NOTES
TYP
SAMPLE REFERENCE NOTE DRAWING CALLOUT:

Where multiple instances occur onthe same sheet, TYP. added to indicate 'Typical' so only planlabeled/annotated once.

SERIES SPECIFIC REFERENCE NOTE
(SUPPLEMENTAL TO KEYNOTES. TYPICALLY DESCRIBES
ITEMS TO BE CONSIDERED DURING CONSTRUCTION. MAY
REFERENCE A DETAIL OR SPECIFICATION OR BOTH).

NOTE CALL-OUT
4'-5' AND APPROXIMATE 4-6 TON

BOULDER LEGEND
3'-4' AND APPROXIMATE 2-4 TON5'-6' AND APPROXIMATE 6-8 TON7'-8' AND APPROXIMATE 8-10 TON A
B
C
D

SITE SOILS LEGEND
PLANTING SOIL TYPE 1: PLANTING BEDSPLANTING SOIL TYPE 2: TREESPLANTING SOIL TYPE 3: STRUCTURAL SOILPLANTING SOIL TYPE 4PLANTING SOIL TYPE 5

PLANT LIST
XX
300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DESIGN
DALLAS, TX 75252

INFORMATION

GENERAL
TURF
PEDESTRIAN PAVING TYPE 1PEDESTRIAN PAVING TYPE 2,PLAZAPEDESTRIAN PAVING TYPE 3,PLAZAPEDESTRIAN PAVING TYPE 4,BOARDWALK

PERMEABLE PAVING

BAND, CONCRETE

SITE MATERIALS LEGEND
CURB

ASPHALT PAVING
WALL TYPE 1
SEAT WALL TYPE 1STEPS TYPE 1

SITE LIGHTING LEGEND

PEDESTRIAN POST
BOLLARD TYPE 1BOLLARD TYPE 2

MONUMENT LIGHTEVENT FESTOON LIGHT

SITE WALL STRIP LIGHT

BUILDING MOUNTED LIGHT

PLANTING LEGEND

PROPOSEDEVERGREEN TREESPROPOSEDDECIDUOUS TREES
TURF
4,660 SF
PLANTING TYPE 1: MEADOW
49,798 SF
PLANTING TYPE 2: STRUCTURED
22,780 SF
PLANTING TYPE 3: DRAINAGE
18,295 SF

EXISTINGEVERGREEN TREES
ZONE 1: 0-5'

NONCOMBUSTABLE
AREA

BOTANICAL NAME COMMON NAME TYPE SIZEDECIDUOUS TREES
Betula populifolia Gray Birch B&B 2" Cal.

Populus tremuloides Quaking Aspen B&B 2" Cal.

EVERGREEN TREES
Calocedrus decurrens Incense CedarB&B 8' Ht.

Pinus jeffreyi Jeffrey Pine B&B 10' Ht.Pinus jeffreyi Jeffrey Pine B&B 16' Ht.

BOTANICAL NAME COMMON NAME TYPE SPACING
SHRUBS
Amelanchier utahensis Utah Serviceberry Container 60" o.c.Artemisia tridentata Big Sagebrush Container 12" o.c.

Salix purpurea Purple Osier Willow Container48" o.c.Spiraea betulifolia 'Tor' White Frost™ Birchleaf Spirea Container 24" o.c.

PERENNIALS
Achillea millefolium Common Yarrow Container 18" o.c.Athyrium filix-femina Common Lady Fern Container 18" o.c.

Lupinus albifrons Silver Lupine Container 18" o.c.

Muhlenbergia rigens Deer Grass Container 24" o.c.

Pennisetum alopecuroides 'Hameln' Hameln Fountain Grass Container 24" o.c. 3 L7-04

SAMPLE SECTION DETAIL REFERENCESAMPLE ELEVATION DETAIL REFERENCE 1 L7-01
MATCHLINE - SEE SHEET Lx-03

SAMPLE MATCHLINE
LIMIT OF WORK or LIMIT OF PROPOSED IMPROVEMENTS
or LIMIT OF "x" WHERE x REPRESENTS SHEET SERIES
DESCRIPTION (i.e. DEMOLITION, GRADING, ETC. )

SAMPLE LIMIT LINE
L3-08

SAMPLE ENLARGEMENT PLAN REFERENCE
OR
4 L7-05

SAMPLE REVISION TAGSAMPLE REVISION CLOUD

SYMBOLS LEGEND

PROPOSED
Property Line

EXISTING
820822
X X X
OHP
CTVFO
GAS
ST
E
Minor Contour
Cable TV Line
Edge of Pavement
Buried Electric Line
Storm Drain Line
Sanitary Sewer Line
Gas Line
Fiber Optic Line
Overhead Power Line
Water Edge/ Wetland
Top of Bank
Swale Centerline
Setback Line
Easement Line
Fence
Erosion Control Fence
Building Wall
Roof Overhang
Major Contour
Edge of Below Grade Structure
SS
Water Line W
Centerline
820822
OHP
CTVFO
GAS
ST
E
SS
W
100 Year Floodplain
Floodway

LINE SYMBOL LEGEND
109
74 85
712
NORTH 0
ORIGINAL SCALE:
15' 30' 60'
1"=30'
MATCHLINE - SHEET L3-02
XX
300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DESIGN
DALLAS, TX 75252

SITE DETAIL KEYNOTES RELATED DETAILS
PAVEMENTS1.1 Turf1.2 Pedestrian Paving Type 1JOINTINGSTEPS AND RAMPSSITE WALLS/ EMBANKMENTSSITE FURNITURE Not Used

RAILINGS, BARRIERS, FENCINGSITE LIGHTING
Refer to Lighting Plan

DRAINAGE
Not Used
PLANTING AND LANDSCAPEMISCELLANEOUS ELEMENTS10.1 Boulder in Landscape10.2 Metal Edging ----
SPEC.

SECTION
----

DETAIL /
SHEET
1 / L7-012 / L7-011 / L7-022 / L7-02

1.02.03.04.05.06.07.08.09.0 10.0

1.3 Pedestrian Paving Type 2, Plaza - -Refer to Tree Planting and Shrub and Groundcover Series Drawings 3 / L7-01

10.3 Fire Pit Type 1 - - 3 / L7-0210.4 Fire Pit Type 2 - - 4 / L7-021.4 Pedestrian Paving Type 3, Plaza1.5 Pedestrian Paving Type 4, Boardwalk -- 2 / L7-01-- 3 / L7-01

1.6 Curb Type 1 -- 3 / L7-011.7 Curb Type 2, Planter1.8 Band, Concrete -- 2 / L7-01-- 3 / L7-01

2.1 Control Joint2.2 Expansion Joint Type 1
--
--
1 / L7-012 / L7-01

2.3 Expansion Joint Type 2, Doweled - - 3 / L7-01

2.4 Expansion Joint Type 3 - - 3 / L7-013.1 Steps Type 13.2 Steps Type 2 --
--
1 / L7-012 / L7-01

3.3 Ramp Type 1 - - 3 / L7-01

4.1 Wall Type 14.2 Seat Wall Type 1
--
--
1 / L7-012 / L7-01

1.9 Permeable Paving - - 3 / L7-016.1 Hand Rail Type 1 - - 1 / L7-01

10.5 Kayak Storage Racks -- 3 / L7-0210.6 Bike Racks -- 4 / L7-02 1234
&ůƵƐŚŽŶĐƌĞƚĞƵƌď͘ZĞĨĞƌƚŽŝǀŝůƌĂǁŝŶŐƐ͘

SITE MATERIALS REFERENCE NOTES
sĞŚŝĐƵůĂƌWĂǀŝŶŐ͘ZĞĨĞƌƚŽŝǀŝůƌĂǁŝŶŐƐ͘
5 ĞƚĞĐƚĂďůĞtĂƌŶŝŶŐ͘ZĞĨĞƌƚŽŝǀŝůƌĂǁŝŶŐƐ͘
WĞƌŵĞĂďůĞWĂǀĞƌƐ͘ZĞĨĞƌƚŽŝǀŝůƌĂǁŝŶŐƐ͘
6 ƌŝƉůŝŶĞ/ŶĨŝůƚƌĂƚŝŽŶdƌĞŶĐŚ͘ZĞĨĞƌƚŽŝǀŝůƌĂǁŝŶŐƐ͘ 78 ZĞƚĂŝŶŝŶŐƵƌďΘ'ƵƚƚĞƌ͘ZĞĨĞƌƚŽŝǀŝůƌĂǁŝŶŐƐ͘
sĞŐĞƚĂƚŝǀĞ/ŶĨŝůƚƌĂƚŝŽŶƌĞĂ͘ZĞĨĞƌƚŽŝǀŝůƌĂǁŝŶŐƐ͘
9 ^ŝĚĞǁĂůŬdƌĂŶƐŝƚŝŽŶ͘ZĞĨĞƌƚŽŝǀŝůƌĂǁŝŶŐƐ͘
10 ZĞŵŽǀĂďůĞŽůůĂƌĚ͘ZĞĨĞƌƚŽŝǀŝůƌĂǁŝŶŐƐ͘
ĂŶŽƉǇ͘ZĞĨĞƌƚŽƌĐŚŝƚĞĐƚƵƌĞƌĂǁŝŶŐƐ͘
11 >ŝŐŚƚŝŶŐ͘ZĞĨĞƌƚŽ>ŝŐŚƚŝŶŐƌĂǁŝŶŐƐ͘12 dĞƌŵŝŶĂƚŝŽŶĂďŝŶĞƚ͘ZĞĨĞƌƚŽŝǀŝůƌĂǁŝŶŐƐ͘13 dƌĂŶƐĨŽƌŵĞƌ͘ZĞĨĞƌƚŽŝǀŝůƌĂǁŝŶŐƐ͘14 ,ŽƵƐĞWĂŶĞů͘ZĞĨĞƌƚŽŝǀŝůƌĂǁŝŶŐƐ͘15 &ƵĞůdĂŶŬ͘ZĞĨĞƌƚŽŝǀŝůƌĂǁŝŶŐƐ͘

1.6 TYP
Sht No
PLAN
L3.1

MATERIALS
SITE

WATER TANK &

STORAGE FACILITY

VENICE DR
PA
PA
PA

LIMIT OF LANDSCAPE IMPROVEMENTS
11 PA
13 PROPERTY LINE
110
75 85
713
NORTH 0
ORIGINAL SCALE:
15' 30' 60'
1"=30'
MATCHLINE - SHEET L3-01
MATCHLINE - SHEET L3-03
XX
300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DESIGN
DALLAS, TX 75252

SITE DETAIL KEYNOTES RELATED DETAILS
PAVEMENTS1.1 Turf1.2 Pedestrian Paving Type 1JOINTINGSTEPS AND RAMPSSITE WALLS/ EMBANKMENTSSITE FURNITURE Not Used

RAILINGS, BARRIERS, FENCINGSITE LIGHTING
Refer to Lighting Plan

DRAINAGE
Not Used
PLANTING AND LANDSCAPEMISCELLANEOUS ELEMENTS10.1 Boulder in Landscape10.2 Metal Edging ----
SPEC.

SECTION
----

DETAIL /
SHEET
1 / L7-012 / L7-011 / L7-022 / L7-02

1.02.03.04.05.06.07.08.09.0 10.0

1.3 Pedestrian Paving Type 2, Plaza - -Refer to Tree Planting and Shrub and Groundcover Series Drawings 3 / L7-01

10.3 Fire Pit Type 1 - - 3 / L7-0210.4 Fire Pit Type 2 - - 4 / L7-021.4 Pedestrian Paving Type 3, Plaza1.5 Pedestrian Paving Type 4, Boardwalk -- 2 / L7-01-- 3 / L7-01

1.6 Curb Type 1 -- 3 / L7-011.7 Curb Type 2, Planter1.8 Band, Concrete -- 2 / L7-01-- 3 / L7-01

2.1 Control Joint2.2 Expansion Joint Type 1
--
--
1 / L7-012 / L7-01

2.3 Expansion Joint Type 2, Doweled - - 3 / L7-01

2.4 Expansion Joint Type 3 - - 3 / L7-013.1 Steps Type 13.2 Steps Type 2 --
--
1 / L7-012 / L7-01

3.3 Ramp Type 1 - - 3 / L7-01

4.1 Wall Type 14.2 Seat Wall Type 1
--
--
1 / L7-012 / L7-01

1.9 Permeable Paving - - 3 / L7-016.1 Hand Rail Type 1 - - 1 / L7-01

10.5 Kayak Storage Racks -- 3 / L7-0210.6 Bike Racks -- 4 / L7-02 1234
&ůƵƐŚŽŶĐƌĞƚĞƵƌď͘ZĞĨĞƌƚŽŝǀŝůƌĂǁŝŶŐƐ͘

4.1 TYP

1.1 TYP

1.5 TYP

1.2 TYP

1.6 TYP
Sht No
PLAN
L3.2

MATERIALS
SITE

DOCK MASTER

BUILDING

VENICE DR

1.9 TYP
PAPA
PA
PA
PA
PA
PA
PA
PA
PA

PA PA PA
PA
PA PA
PA
PA
PA

LIMIT OF LANDSCAPE IMPROVEMENTS
11 PUBLIC RESTROOMS
& TRASH FACILITY

10.5 TYP

10.6 TYP
PA
TYP
13 TYP
15 PA

3.2 TYP
111
76 85
714

SITE DETAIL KEYNOTES RELATED DETAILS
PAVEMENTS1.1 Turf1.2 Pedestrian Paving Type 1JOINTINGSTEPS AND RAMPSSITE WALLS/ EMBANKMENTSSITE FURNITURE Not Used

RAILINGS, BARRIERS, FENCINGSITE LIGHTING
Refer to Lighting Plan

DRAINAGE
Not Used
PLANTING AND LANDSCAPEMISCELLANEOUS ELEMENTS10.1 Boulder in Landscape10.2 Metal Edging ----
SPEC.

SECTION
----

DETAIL /
SHEET
1 / L7-012 / L7-011 / L7-022 / L7-02

1.02.03.04.05.06.07.08.09.0 10.0

1.3 Pedestrian Paving Type 2, Plaza - -Refer to Tree Planting and Shrub and Groundcover Series Drawings 3 / L7-01

10.3 Fire Pit Type 1 -- 3 / L7-0210.4 Fire Pit Type 2 -- 4 / L7-021.4 Pedestrian Paving Type 3, Plaza1.5 Pedestrian Paving Type 4, Boardwalk -- 2 / L7-01-- 3 / L7-01

1.6 Curb Type 1 -- 3 / L7-01

1.7 Curb Type 2, Planter1.8 Band, Concrete
-- 2 / L7-01-- 3 / L7-01

2.1 Control Joint2.2 Expansion Joint Type 1
--
--
1 / L7-012 / L7-01

2.3 Expansion Joint Type 2, Doweled - - 3 / L7-012.4 Expansion Joint Type 3 - - 3 / L7-013.1 Steps Type 13.2 Steps Type 2 --
--
1 / L7-012 / L7-01

3.3 Ramp Type 1 - - 3 / L7-014.1 Wall Type 14.2 Seat Wall Type 1 --
--
1 / L7-012 / L7-01

1.9 Permeable Paving - - 3 / L7-016.1 Hand Rail Type 1 -- 1 / L7-0110.5 Kayak Storage Racks - - 3 / L7-0210.6 Bike Racks -- 4 / L7-02 NORTH 0
ORIGINAL SCALE:
15' 30' 60'
1"=30'

3.1 TYP

1.7 TYP
1234
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TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DESIGN
DALLAS, TX 75252

MATERIALS
SITE

1.1 TYP

1.4 TYP

1.3 TYP

1.5 TYP

1.2 TYP

1.6 TYP

1.8 TYP

4.2 TYP

3.2 TYP

3.3 TYP

3.4 TYP

BUILDING A

BUILDING B

BUILDING D

BUILDING C

PROPERTY LINE

1.9 TYP

PA PA PA
PA
PA
PA
PA
PA
PA
PA

PA PA PA PA

PA PA PA
PAPA

PA PA PA PA PA
PA

6.1 TYP

10.6 TYP

LIMIT OF LANDSCAPE IMPROVEMENTS
11 PA PA PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PAPA
PAPA
PA
PA

4.1 TYP
PA
12 13 14
TYP
TYP
112
77 85
715
NORTH 0
ORIGINAL SCALE:
15' 30' 60'
1"=30'
MATCHLINE - SHEET L6-02
XX
300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DESIGN
DALLAS, TX 75252

7.1 TYP
Sht No
PLAN
L6.1

LIGHTING
SITE

WATER TANK &

STORAGE FACILITY

VENICE DR
SITE KEYNOTES: RELATED DETAILS

7.0 SITE LIGHTING

7.1 Pedestrian Fixture7.2
SPEC.

SECTION

DETAIL /
SHEET
Bollard Type 1Monument Light

7.37.47.5 Bollard Type 2Event Festoon Light

7.6 Site Wall Strip Light
1 Surface mounted downlight to accent posts, two lights per post.

SITE LIGHTING REFERENCE NOTES
2 Building entry or structure mounted lighting. See Architecture Lighting Fixture Schedule.3 Electrical outlet on top of trellis for future decorative fixture4 Permanent ingrade sleeve and removable cap (sits flush with adjacent grade) to accept temporary pole to hold festoon lights (for event use only)

LIMIT OF LANDSCAPE IMPROVEMENTS

SITE LIGHTING NOTES

1. Lighting symbols on plans are diagrammatic and conceptual. Building permit submittal will include fixture details and specifications as well as iso-footcandle updated photometric information.

2. All lighting layouts and design will conform to TRPA requirements.

3. Night lighting will be designed to minimize impacts to adjoining and nearby land uses.

7. Exterior lighting is designed to the "International Dark Sky Association" standards for protecting night sky from excessive light pollution. This lighting design also references resources from IESNA. The intent of the lighting design is to maintain public safety and security in the project area while curtailing the degradation of the nighttime visual environment through limiting evening light radiation and light spill.

10. All lighting systems will be dimmable and light levels will be reduced to maintain minimum light levels required for safe pedestrian and vehicular travel.

11. All exterior light fixtures will be selected to conform to county guidelines governing glare, light trespass and Dark Sky.

12. The design will utilize 2700K, high CRI LED light sources in consideration of nocturnal wild life and Dark Sky recommendations.

13. All exterior lighting will be controlled by dimmer and grouped by "like" fixture type and geographic area.

Project wide lighting scenes will be set at lowest light levels possible while still maintaining program requirements, safety, security and aesthetic objectives.

SITE LIGHTING LEGEND
PEDESTRIAN POSTBOLLARD TYPE 1BOLLARD TYPE 2MONUMENT LIGHTEVENT FESTOON LIGHT

SITE WALL STRIP LIGHT

BUILDING MOUNTED LIGHT

PROPERTY LINE
113
78 85
716
NORTH 0
ORIGINAL SCALE:
15' 30' 60'
1"=30'
MATCHLINE - SHEET L6-01
MATCHLINE - SHEET L6-03
XX
300 E Second St. Suite 1210Reno, Nevada 89501(775) 329-4955 * Fax (775) 329-5098

TAHOE KEYS MARINA

REDEVELOPMENT

TAHOE KEYS SMI, LLC
17330 PRESTON ROAD
#220a
DESIGN
DALLAS, TX 75252

LIGHTING
SITE

DOCK MASTER

BUILDING

VENICE DR

7.2 TYP

7.1 TYP

7.4 TYP

LIMIT OF LANDSCAPE IMPROVEMENTS

PUBLIC RESTROOMS
& TRASH FACILITY
SITE KEYNOTES: RELATED DETAILS