Projects are not only designed to meet load reduction requirements. They oftentimes result in increased aesthetics and transportation options for the area, through the installation of sidewalks, bike paths, and curbs. When possible, vegetated treatments are used which create green spaces in communities.
Electricity for the project area is primarily provided by Liberty Utilities, the operating business for Algonquin Power & Utilities Corporation. Expansion of this network would not have a significant effect on the project area. Power is generated throughout Nevada and transmitted to South Lake Tahoe from Carson City. Substantial expansions to power generation operations would occur in Nevada, where CEQA is not applicable. Because the project area and City of South Lake Tahoe are mostly built out, there is a small chance that new transmissions or distribution infrastructure would be needed. Should this occur however, permitting processes are in place to ensure utility centers and power transmission and distribution facilities are places in appropriate locations and meet building requirements.
Like Liberty, Southwest Gas services south shore but the product does not originate there.
Southwest Gas is a wholesale customer of SoCalGas. A 2025 California Gas Report indicates that SoCalGas replies primarily on interstate gas supplies, supplemented by limited California production and substantial storage capacity. Expansions to refining and storage facilities would not influence the project area. SoCalGas appears to have ongoing gas supply availability through a combination of pipeline deliveries and storage. SoCalGas has substantial storage capacity supporting the ability to balance daily and seasonal demand and buffer pipeline supply variability (California Gas and Electric Utilties). The report’s recorded data does not indicate a supply shortfall or decline.
Telecommunication facilities throughout the City are regularly upgraded by providers. Regardless of the shifting development trends because of the Mid-Town Area Plan, these improvements are anticipated to continue at the current rate. The City’s review of such projects is consistent with applicable federal procedures and California state law to ensure consistent and streamlined permitting while maintaining community safety and aesthetic standards for scenic areas. New 841
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 192 wireless communication facilities are proposed less frequently and undergo a more extensive review.
Under SLTCC 6.75.090, the Mid-Town region is a “preferred location” for wireless facilities as it is dominated by commercial and public service uses. It is not foreseeable that the Mid-Town Area Plan would increase the rate of proposals for wireless facilities within the area.
Environmental Analysis: Less than significant impact.
Required Mitigation: None
b) Would the project have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? The City’s water and sewer services are provided by the South Tahoe Public Utility District (STPUD).
All of the water demand for STPUD’s region, which extends beyond the City, is met by groundwater.
CEQA Section X.b. discusses STPUD’s Urban Water Management Plan and their ability to provide service to the south shore area considering both population growth factors and changing climate conditions. The UWMP indicates that STPUD expects adequate water supplies through 2045 under normal, single-dry, and multiple-dry-year conditions. It does not express near-term concern that water supply will constrain projected growth.
Additionally, all development permitted by the plan area are required to comply with Section 32.4 of the TRPA Code, which requires that a project applicant demonstrate the availability of adequate water quantity and quality for both domestic consumption and fire protection prior to project approval. This is demonstrated at a project-level through the acquisition of a Will Serve Letter from the applicable water purveyor. All new construction as well as redevelopments and expansions of existing structures are required to meet the Basic Services and Facilities Standards con contained in the TRPA Code.
Environmental Analysis: Less than significant impact.
Required Mitigation: None
c) Would the project result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? All development would be required to comply with Section 32.5 of the TRPA Code, which requires that all projects be served by facilities that provide treatment and export of wastewater from the Tahoe Region. Projects which would exceed wastewater treatment capacity would not be permitted. Multifamily densities within the Bijou Recreation District have been limited due to the current capacity of the wastewater infrastructure in that area.
The 2020 Sewer System Management Plan is the South Tahoe Public Utility District’s operational and compliance document for managing its wastewater collection system in accordance with California State Water Resources Control Board requirements. The system evaluation section states that, based on the 2009 Collection System Master Plan and historical flow data, there is little concern about overflows or capacity-related surcharging during summer dry-weather conditions, 842
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 193 and staff believe hydraulic capacity during dry weather is sufficient to convey sewage loads without future sanitary sewer overflow concerns (Brown and Caldwell, 2009). For winter wet-weather conditions, the plan identifies past modeling of potential deficiencies during severe rain-on-snow or holiday peak-flow events, particularly in the Al Tahoe basin, but notes that the Wildwood Relief Sewer Project was already implemented to address that potential overflow location. STPUD’s treatment plant has 7.7 million gallons per day (mgd) capacity and sees an average flow of 4.0 mgd.
The plant treats about 1.8 billion gallons annually.
The 2020 Sewer System Management Plan generally supports the finding that STPUD has adequate wastewater service planning and programming for the future of its service area, so long as improvements as outline by STPUD’s capital projects plan are pursued. While the service area is not expected to continue expanding geographically, STPUD emphasizes the importance of ongoing capital projects for supporting system components and localized capacity increases as standard development continues. Areas of focus for future projects include pump station rehabilitation; force main and gravity sewer work; continued long term capacity planning; and recycled water/reuse projects. STPUD’s 2022 Water and Sewer Capacity Charge Report does not identify an immediate wastewater treatment capacity shortfall. It shows that the system has remaining capacity for future connections under the methodology used for the fee study to support future projects. The report ties future sewer capacity charges to the District’s Capital Improvement Plan and states that sewer projects total $108.4 million, of which $37.6 million were identified as capacity-charge eligible growth-related improvements (HDR Engineering, Inc. , 2022).
The Mid-Town Area Plan will have a less than significant effect on wastewater treatment. The sewer system has available capacity to accommodate growth. STPUD plans and budgets for capital improvements that will allow the collection and treatment system to maintain sufficient capacity.
Where the Mid-Town Area Plan overlaps with areas of constrained infrastructure, the proposed density has not been increased.
Environmental Analysis: Less than significant impact.
Required Mitigation: None
d) Would the project generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
See CEQA item xix.e. below for a discussion of the Mid-Town Area Plan in relation to federal, state, and local management and reduction statutes of solid waste. Solid waste generated within the MidTown region would first be transported to the South Tahoe Refuse transfer station and materials recovery facility at 2140 Ruth Ave, South Lake Tahoe, in the Tahoe Valley region. Solid waste leaving this facility is transported to Lockwood Landfill in Storey County, Nevada. The capacity of Lockwood Landfill is 302.5 million cubic yards over 856.5 acres and is sufficient to serve the needs as discussed above (Nevada Division of Environmental Protection, Bureau of Waste Management.).
Based on standard California residential generation assumptions, the number of units that could practically be constructed within Mid-Town would be expected to generate between 6,500 to 7,900 tons of solid waste per year, which is a small fraction of the landfill’s documented remaining annual capacity. Existing resource recovery operations provide recycling of various materials, including 843
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 194 green waste and construction material, which further reduces the quantity of waste sent to the landfill pursuant to state law. All projects proposed within plan area would be subject to Chapter
4.150 of the City Code regulating refuse and garbage, as well as TRPA Regional Plan Land Use Element Goal 5, Policy 1, Public Services Element Goal 3, Policy 2, and the City General Plan Policy PQP-3.3 requiring the transport of solid waste outside the Basin in compliance with California state laws. Thus, the Mid-Town Area Plan complies with federal, state, and local statutes and regulations related to solid waste.
Environmental Analysis: Less than significant impact.
Required Mitigation: None
e) Would the project comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
The Mid-Town Area Plan does not propose to alter federal, state, or local management and reduction statutes, or regulations related to solid waste. Local regulations as detailed in SLTCC
4.150: Solid Waste, Recycling, and Organic Materials applies to all existing and proposed developments within the project area. The chapter may be updated as deemed necessary to meet local needs and maintain consistency with overarching statutes. City General Plan Policy PQP-3.3 requires the transport of solid waste outside the Basin in compliance with California state laws.
South Tahoe Refuse (STR) has a contract with the City to be the sole provider for collection of trash, yard waste, and recycling from both commercial and residential properties. Through this contract, the City and STR ensure compliance with state and federal statutes. A three-bin system (waste, yard waste, and recycling) was recently implemented to more efficiently track household waste and meet sustainability targets implemented by the State.
Environmental Analysis: No impact.
Required Mitigation: None
16. UTILITIES (TRPA)
Except for planned improvements, will the proposal result in a need for new systems, or substantial alterations to the following utilities:
a. Power or natural gas?
See analysis CEQA Question XIX.a.
Environmental Analysis: No.
Required Mitigation: None
b. Communication systems?
See analysis for CEQA Question XIX.a.
Environmental Analysis: No.
Required Mitigation: None
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Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 195 c. Utilize additional water which amount will exceed the maximum permitted capacity of the service provider?
See discussion for CEQA Question XIV.a. The Mid-Town Area Plan is determined to have a less-thansignificant impact on population growth and will not require increased water demand.
Environmental Analysis: No.
Required Mitigation: None
d. Utilize additional sewage treatment capacity which amount will exceed the maximum permitted capacity of the sewage treatment provider?
See discussion for CEQA Question XIX.c. The Mid-Town Area Plan will have a less than significant effect on wastewater treatment. The sewer system has available capacity to accommodate growth.
STPUD plans and budgets for capital improvements that will allow the collection and treatment system to maintain sufficient capacity. Where the Mid-Town Area Plan overlaps with areas of constrained infrastructure, the proposed density has not been increased.
Environmental Analysis: No.
Required Mitigation: None
e. Storm water drainage?
Additional stormwater drainage beyond systems and BMPs implemented as part of private or public improvements is not anticipated. Because such systems must be designed to treat all on site impervious surfaces, additional runoff is not anticipated. The City regularly pursues areawide treatments for right of ways. Stormwater conveyance and treatments are discussed previously in CEQA Questions X.a, 3.b, and XIX.a.
Environmental Analysis: No.
Required Mitigation: None
f. Solid waste and disposal?
South Tahoe Refuse (STR) has a contract with the City to be the sole provider for collection of trash and yard waste from both commercial and residential properties. All developed properties within the City are required to pay services rates regardless of the occupancy status of the property. These rates cover additional staffing or equipment required to increase service to such properties.
See TRPA Questions 16.d and 16.e for further discussion of waste disposal practices.
Environmental Analysis: No.
Required Mitigation: None
XX. WILDFIRE (CEQA)
If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:
845
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 196 a) Substantially impair an adopted emergency response plan or emergency evacuation plan? Fire readiness and resilience start with proactive land use plans that anticipate human behavior and incorporate risk reduction. Land use plans are layered with building codes and fire safety regulations that reduce the chances of fires starting and spreading. Both the Mid-Town Area Plan and this analysis were completed in accordance with the State of California’s Attorney General’s “Best Practices for Analyzing and Mitigating Wildfire Impacts of Development Projects Under the California Environmental Quality Act” and in collaboration with South Lake Tahoe Fire Rescue.
Local Responsibility Area Fire Hazard Severity Zones are mapped by the California Department of Forestry and Fire Protection (CAL FIRE) under the direction of the State Fire Marshal. Per California Government Code Section 51179(a), local jurisdictions must adopt the map by ordinance within 120 days of receiving finalized maps from the State Fire Marshal. In February of 2025, the City received public feedback regarding the map. After a public comment period, the South Lake Tahoe City Council adopted the updated map on May 6, 2025. The majority of the City of South Lake Tahoe is classified as a Very High Fire Hazard Severity Zone. Exceptions include part of the Tahoe Keys neighborhood, the majority of the Al Tahoe neighborhood, and shoreline areas east of the Al Tahoe neighborhood, which are designated as high or moderate zones. The Mid-Town Area Plan is surrounded within the City limits by Very High Fire Hazard Severity Zones and, outside the City limits, by both federal and state responsibility areas.
Though South Lake Tahoe is primarily within Very High Fire Hazard Severity Zones, the growth management system implemented by TRPA and the existing land ownership patterns limit how the City and surrounding area can be developed. The City of South Lake Tahoe and adjacent El Dorado County neighborhoods are bordered by large parcels owned primarily by the United States Forest Service (USFS). These parcels are zoned for limited uses and primarily support resource management and recreation uses. USFS operations generally no longer include developing residences on these lands. The land ownership and surrounding geography of South Lake Tahoe naturally minimize sprawl. This prevents residential development in areas with the highest wildfire risk.
A classification of Very High Fire Hazard Severity Zone triggers additional building and fire code requirements intended to promote fire safety. Within the Very High Fire Hazard Severity Zone the Building Official and Fire Chief enforce the wildland-urban interface (WUI) fire protection provisions of the Building and Fire Codes contained within Title 24 of the California Building Standards Code.
The WUI consists of areas where human development is adjacent to wildlands and dense natural vegetation. According to the U.S. Forest Service’s Geospatial Data Discovery records, most of the Mid-Town area is within the wildland-urban interface. Less developed regions of the plan area such as Bijou meadow, park, and golf course, are classified as wildland-urban intermix, as the areas are maintained in a more natural landscape with less dense development.
The City’s evacuation management procedures are informed primarily by the Lake Tahoe Regional Evacuation Plan (2024). Following the Caldor Fire this document was developed in collaboration with the Lake Tahoe Fire Chiefs Association, which consists of five counties across two states.
Factors considered in the plan include roads and corridors, capacity, number of people, weather, topography, and fire behavior. These are the variables that Emergency Operations Centers (EOCs) 846
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 197 consider when implementing evacuations. The following discussion addresses how these procedures may be affected by provisions introduced by the Mid-Town Area Plan.
The primary method of preventing injury and death during an active wildfire is evacuation by vehicle. Primary evacuation routes for South Lake Tahoe include Highway 89 north towards Truckee, CA, or south into Hope Valley; and Highway 50 east into Stateline, NV, or west towards Placerville, CA. These roadways cannot be expanded without significant collaboration with private property owners. Increasing roadway capacity is considered an infeasible approach. Highway 89 north towards Truckee, CA has limited capacity and traffic slows significantly around Emerald Bay. The Mid-Town Area Plan does not include any portion of Highway 89, though it does include approximately 2.3 miles of Highway 50/Lake Tahoe Boulevard. The Mid-Town Area Plan does not propose any project or policy that would reduce the roadway capacity of evacuation routes through the plan area. In evacuation scenarios, officials may manipulate roadway capacity through traffic control plans. Reverse traffic may be allowed, or turning lanes may be converted to travel lanes.
This approach, however, has the potential to increase the risk of accidents and limit the arrival of emergency personnel. For these reasons, this is not a preferred practice but may be implemented in time-sensitive situations.
Secondary to evacuation is sheltering in place. This may be recommended for those with access to new construction developments that are up to date with building and fire codes. Shelter-in-place locations may include residences, workplaces, public facilities, or other locations that meet applicable fire prevention and suppression regulations. Sheltering in place can be safer than attempting to evacuate for all present at the time of an evacuation order. Sheltering in place reduces inundation of roads and allows for more efficient travel out of the affected area for those that are unable to shelter in place. Fewer vehicles on roadways also increase response time for first responders and reduce the chances of vehicle collisions that may draw further resources. The decision to direct citizens to evacuate or shelter in place is carefully considered and may be directed by the Chief of Police or EOC officials, depending on the stage of the emergency.
Sheltering in place is intended to be a short-term action until those unable to do so have safely left the area and roadways are not impacted.
The development pattern facilitated by the Mid-Town Area Plan is meant to produce developments with the lowest wildfire risk. The Area Plan is designed to encourage redevelopment, which is one of the most reliable wildfire mitigation strategies. The plan area has limited existing residential uses.
Any new residential developments will be built to current building and fire code standards within the WUI. Residents will most likely be ordered to shelter in place; therefore, new residential developments will not add demand to roadway evacuation capacity. The areas within Mid-Town designated for higher density are closer to the City's core. In “Attorney General Bonta Issues Guidance to Local Governments to Mitigate Wildfire Risk from Proposed Developments in FireProne Areas,” it is recommended that local governments “strive to increase housing density and consolidate design,” relying on higher-density infill development as much as possible, because concentrating growth in already developed areas can reduce the spread of housing into the wildland-urban interface, where new residents and structures face greater exposure to ignition, fire spread, evacuation constraints, and emergency access challenges. Locating development near existing roads, evacuation infrastructure, and fire services can improve public safety and 847
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 198 emergency response, while avoiding steep slopes and rugged terrain lowers exposure to fastmoving fires.
One of the largest variables of wildfire emergency scenarios is the number of individuals who need to be secured. This fluctuates drastically due to the level of tourism South Lake Tahoe receives. A larger number of tourists causes more congestion and can affect emergency operations in other ways. Non-residents are more likely to evacuate, even when shelter-in-place orders are issued.
Non-residents are less likely to be registered with mass notification systems, and therefore do not receive real-time guidance and instructions, whereas approximately 80% of residents receive such notices. The Mid-Town Area Plan does not propose changes that would increase the number of short-term stays. The capacity for tourist accommodation use is not proposed to change, nor are the areas where it is not proposed to change, nor are the areas where tourist accommodations are allowed. To proactively mitigate tourist congestion when a wildfire can be anticipated, the City of South Lake Tahoe uses multiple media platforms to discourage travel into the affected area. These notices may be issued before the fire is within the City’s jurisdiction. Management agencies may also have the authority to limit traffic to local traffic and emergency personnel. Staged evacuation that specifically considers second-home occupancy rates and transient population levels can significantly improve evacuation times and reduce congestion (Madusha Maha Gamage, 2025).
This analysis does not include a modeled evacuation scenario. Discussions with transportation engineers informed staff that such studies are becoming less frequent as their real-world applicability is extremely limited. While modeling can provide estimated evacuation times based on the specific inputs (ignition location, structural integrity, rate of spread, weather, population, etc.), the number of variables makes them unreliable to be used as reference points in real evacuation instances.
The Mid-Town Area Plan will have a less than significant impact on the region’s adopted emergency response and evacuation plans. In such events, the City of South Lake Tahoe works closely with partner agencies to create dynamic plans in response to the unique wildfire events.
Environmental Analysis: Less than significant impact.
Required Mitigation: None.
b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
The Area Plan will have a less than significant effect on fire risk. The possibility of increased density does pose a risk of additional fires, as human activities are common sources of fire. The Mid-Town area, however, is developed with little risk of urban fires spreading to dense flammable vegetation.
All developments and construction activities have the potential to cause fires, and there are no factors within the Area Plan that would increase this likelihood beyond existing levels. The City of South Lake Tahoe is a semi-urban area, with the Mid-Town region considered urban with 80% of the project area already developed with a mix of uses. Any new developments, additions, or remodels must comply with all TRPA, City, and applicable State regulations to reduce fire risk and create defensible space. Construction activities should take measures to reduce fire risk, such as 848
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 199 installing fire suppression equipment at job sites in accordance with local fire codes and standards. The City’s Fire Inspector reviews developments, special events, and other activities to ensure that sites can be accessed by emergency responders.
Properties within the City of South Lake Tahoe shall adhere to AB 38, Real Estate Transactions & Wildfire Disclosure. AB 38 requires sellers to provide proof of compliance with defensible space regulations. If this documentation is unavailable or an inspection has not been conducted, the buyer must complete the inspection and comply within six months of the transaction’s closing date. This supplements the City’s existing Fire Inspections program for both residential and commercial sites and has the potential to increase compliance rates.
Regulations for facilities that require the storage or transport of flammable hazardous materials are discussed in CEQA Question IX. A less than significant effect was determined. South Tahoe Refuse supports responsible disposal of hazardous materials, including flammable substances, by accepting up to 20 gallons for no charge. Substances are handled by professionals and transported out of the Tahoe Basin for final processing and disposal.
Mid-Town is relatively flat. The maximum slope within the plan area is 20% which occurs across vacant parcels. Due to the City and TRPA’s grading and excavation regulations, no project shall significantly change the topography of the area. Tree removal within urban areas of the City is generally limited to clearing space for a building footprint and for creating defensible space. Due to existing regulations, tree removal is not anticipated at levels that would affect winds.
Environmental Analysis: Less than significant impact.
Required Mitigation: None.
c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? The possibility of population growth caused by the Mid-Town Area Plan is discussed in CEQA Questions XIV, 12, and 11. The impact is determined to be less than significant. While the plan may shift existing potential development to the Mid-Town region, it does not create development potential beyond what was proposed and analyzed in the EIS (TRPA 2012a) for the 2012 Regional Plan Update. Mid-Town is in an urban area served by existing utility infrastructure. Developments within the plan area will largely be infill development. They will connect to existing utility mains. The Mid-Town Area Plan will not result in development that requires additional roadways, water sources, or other utilities. See also the analysis for CEQA Question XX.b. which discusses the inherent risk of fire alongside the presence of humans and construction activity. There are no factors within the Area Plan that would increase this likelihood beyond existing levels.
Environmental Analysis: Less than significant impact.
Required Mitigation: None.
d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? 849
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 200 The elements of inquiry for this section are explored individually in the sections noted below.
The probability of landslide occurrences within the City is high but limited in geographic extent, and further limited within the plan area. Figure 4-23 (page 4-106) in the Local Hazard Mitigation Plan contains a landslide susceptibility map showing three primary locations within the plan area identified as Class VI or VII. These are contained within Bijou Park, Bijou Golf Course, and the South Tahoe Public Utility District (STPUD) facilities. The steepest slope within the plan area is on the STPUD property, at approximately 20%. These locations present low risk, as they do not contain dwelling units. The City of South Lake Tahoe has never declared a disaster due to landslides and no deaths have occurred from them. The California Department of Conservation’s Geological Survey reports two landslides in recent records within the sphere of influence of the City, though none within City limits. Both incidents occurred along US Highway 50 as it entered the Lake Tahoe Basin.
Following fires, responsible agencies quickly assess burned areas and perform stabilization as needed. Post-fire soil stabilization reduces life-safety risk by preventing burned hillsides from failing and by slowing, spreading, or redirecting runoff before it turns into debris flows, flooding, or erosion that threatens people, homes, and infrastructure. The US Forest Service’s post-fire emergency stabilization program is the Burned Area Emergency Response (BAER) program. The program identifies post-wildfire threats to human life, property, and natural or cultural resources on National Forest System lands. Stabilization treatments are then designed by hydrologists, soil scientists, engineers, biologists, vegetation specialists, archeologists, and other specialists (US Forest Service, n.d.). The California Tahoe Conservancy prescribes similar treatments to its lands after wildfire events. Such approaches include methods as noted below.
Treatment type Main purpose Purpose
Mulching / soil cover Reduce erosion and
raindrop impact
Lowers sediment production and runoff
concentration
Contour wattles / logs Slow overland flow and
trap sediment
Reduces slope erosion above structures
and roads
Erosion control blankets Protect highly erodible
surfaces
Helps prevent shallow surface failure on
critical slopes
Drainage repairs / culvert work Maintain conveyance Prevents overtopping, washouts, and redirected flows
Check dams / sediment barriers Capture sediment in
small drainages
Reduces debris delivery to crossings and
developed areas
Channel stabilization Limit incision and bank
failure
Helps keep flows in defined paths
Emergency slope treatments near
roads or buildings
Reduce localized
instability
Lowers immediate collapse/fall hazards to
people and property
Discussion Item Prior Analyses Determination
Flooding TRPA Questions 3.c, 3.e, 3.f,
and CQA Question X.d.
Less than significant impact
Landslides CEQA Questions VII.a.iv, VII.v. Less than significant impact Drainage TRPA Questions 3.e, 3.f. Less than significant impact 850
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 201 The Mid-Town Area Plan does not propose any changes that would place people or structures in significant risk due to runoff, post-fire slope instability, or drainage changes. The plan area is relatively flat, and Class VI or VII landslide susceptibility is limited to Bijou Park, Bijou Golf Course, and the South Tahoe Public Utility District (STPUD) facilities. Action to prevent such events following wildfires is a priority recognized by all land management entities in the south shore region.
The impact is less than significant.
Environmental Analysis: Less than significant impact.
Required Mitigation: None
XXI. MANDATORY FINDINGS OF SIGNIFICANCE (CEQA)
a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Biologists with expertise in Tahoe Basin natural resources reviewed existing data and conducted a reconnaissance-level survey of the plan area. Existing conditions and factors evaluated during the reconnaissance survey included proximity of the plan area to known sensitive plant and wildlife resources; the general distribution, types, and quality of habitats; the plan area’s potential to support core breeding areas or movement corridors for special-status and common wildlife species; and sources and levels of disturbances from existing land uses.
The analysis found that no special-status plant or animal species that are currently known or with moderate to high potential occur regularly in the plan area or use habitats in the plan area for breeding or other critical life history functions. The plan area lacks suitable or high-quality breeding habitat and has high disturbance levels associated with existing urban uses.
TRPA Code (Chapter 67) and General Plan policies address protection of cultural and historic resources and provide processes to avoid or minimize impacts on historic and archaeological resources. The Mid-Town Area Plan contains the following policies under Art, Cultural, and Historic Resources Goal 3 – Appreciate and recognize cultural and historic resources within the Mid-Town plan area.
• Policy 3.1 Archeological Discoveries Treat all newly discovered archeological finds as significant resources until evidence to the contrary has been provided. • Policy 3.2 Paleontological Discoveries Treat all newly discovered paleontological finds as significant resources until evidence to the contrary has been provided. • Policy 3.3 Resource Preservation Where feasible, preserve or restore cultural and historic resources. Where preservation is not feasible, require mitigation for the loss of the resource that preserves public access and provides education.
• Policy 3.4 Human Remain Discovery Require projects or ground disturbance activities be halted should human remains be discovered. Follow state procedures regarding notifying the County Coroner and the Native American Heritage Commission and Washoe Tribe should the remains be determined to be indigenous.
851
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 202 Included in the existing Codes and policies are measures to identify tribal cultural and historic resources discovered during ground disturbing construction activities and protect those deemed by the tribes or the state to have unique ethnic or historic values. Project development within the plan area will be required to comply with federal and state regulations, TRPA Code and General Plan policies during project specific review, and therefore, would not alter or adversely affect tribal cultural resources. Because any development associated with the Mid-Town Area Plan would be required to comply with these regulations, consistent with existing practices, it would not alter or adversely affect archeological or historical resources. Thus, this would have a less than significant impact.
Environmental Analysis: Less than significant impact.
Required Mitigation: None
b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? Like the General Plan itself, the Mid-Town Area Plan is a collection of goals, policies, and measures designed to guide the development of the plan area and support the Region in attaining environmental thresholds and other important objectives. Because these policies are implemented in the Mid-Town Area Plan over the long-term (approximately 20 – 25 years) and are applicable to all programs and projects during this period, they are inherently cumulative in nature.
The cumulative projects contemplated in the General Plan EIR (City of South Lake Tahoe, 2010) (TRPA 2012a, pp. 4-2 through 4-10) include Environmental Enhancement, Land Management Plans, TTD/TMPO projects and programs, and other development projects. These projects and programs also apply to the Mid-Town Area Plan. Their scope and characteristics are not known to have substantially changed, and no additional cumulative projects or programs are known at this time.
The Area Plan will be wholly consistent with the General Plan, as amended. Because no specific projects are proposed for which contributions to cumulative impacts can be defined and assessed, the cumulative impacts analysis prepared for the Regional Plan also applies to the Area Plan. The General Plan EIR concluded that General Plan implementation could result in increased development, redevelopment, and construction activity leading to an increase in overall greenhouse gas (GHG) emission that would make a cumulatively considerable contribution to global climate change. Because implementation of the Regional Plan (i.e., cumulative condition) will result in significant and unavoidable impacts to GHG emissions, and TRPA has already found that other social, environmental, and economic factors overrode those impacts, no further analysis is required for the Mid-Town Area Plan since its impacts are consistent with those identified in the RPU EIS.
Environmental Analysis: Less than significant impact.
Required Mitigation: None
852
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 203 c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
As described above in item CEQA Question XXI.b, projects permitted through the Mid-Town Area Plan would require project-level environmental review. They would be required to comply with all applicable TRPA, federal, state, county, and City regulations, including protections for human health and safety. Therefore, implementation of the Area Plan would not create a substantial direct or indirect adverse effect on human beings. Thus, this impact is less than significant.
Environmental Analysis: Less than significant impact.
Required Mitigation: None
FINDINGS OF SIGNIFICANCE (TRPA)
a. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California or Nevada history or prehistory?
See analysis for item CEQA Question XXI.a, which determines a less than significant impact.
Environmental Analysis: No.
Required Mitigation: None
b. Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time, while long-term impacts will endure well into the future.)
The TRPA Regional Plan is a comprehensive suite of policies, ordinances, and land-use controls designed to achieve long-term environmental goals. The Mid-Town Area Plan would implement the policies of the TRPA Regional Plan and City General Plan, which—among others—call for concentrating development and redevelopment in town centers combined with transfer of land coverage and development rights from sensitive lands and lands more distant from community centers, and restoration of those areas (TRPA 2012a).
The Mid-Town Area Plan, like the Regional Plan itself, is a collection of policies and ordinances; no specific projects are proposed or would be approved through approval of the Mid-Town Area Plan. However, as described in Section 5.4 of the RPU EIS, the Regional Plan will be implemented through projects that will have short-term effects, but through which long-term environmental goals will be achieved.
The potential development permitted through the Mid-Town Area Plan could commit raw land to new development, resulting in permanent alterations to soils, habitats, and land uses. Development in accordance with RPU and Mid-Town Area Plan policies and ordinances, however, would result in a refinement of the land use pattern within the Region 853
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 204 through redevelopment in urban areas and transfer of development rights from sensitive lands to improve the long-term sustainability of natural resources and to support social and economic health (TRPA 2012a). Thus, there is no significant impact.
Environmental Analysis: No.
RequiredMitigation: None.
c. Does the project have impacts which are individually limited, but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environmental is significant?)
See analysis for CEQA Question XXI.b, which determines a less than significant impact. There will be no cumulative, significant impacts from the Mid-Town Area Plan.
Environmental Analysis: No.
Required Mitigation: None
d. Does the project have environmental impacts which will cause substantial adverse effects on human being, either directly or indirectly?
See analysis for CEQA Question XXI.c, which determines a less than significant impact. There will be no substantial adverse effects on human beings, either directly or indirectly.
Environmental Analysis: No.
Required Mitigation: None
854
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 205 References
Brown and Caldwell. (2009, December). Plan Documents. Retrieved from South Tahoe Public Utility District: https://www.stpud.us/plan-documents
California Department of Fish and Wildlife. (2026). California Natural Diversity Database. California.
California Department of Transportation. (2018). U.S. Highway 50 Road Safety Audit. Sacramento.
California Department of Transportation. (n.d.). California State Scenic Highway System Map.
California State Scenic Highway System Map. Sacramento, California, United States.
Retrieved October 14, 2025, from
https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8 e8057116f1aacaa
California Department of Education. Data Quest, Enrollment Multi-Year Summary by Grade, Retrieved July 17,
2026,https://dq.cde.ca.gov/dataquest/dqcensus/EnrGrdYears.aspx?cds=0961903&aggleve l=District&year=2025-26&ro=y
California Employment Development Department. (2023, September 25). Local Area Unemployment Statistics (LAUS). Retrieved August 2024, from California Open Data Portal:
https://data.ca.gov/dataset/local-area-unemployment-statistics-laus California Gas and Electric Utilties. (n.d.). California Gas Report. Retrieved from www.socalgas.com: chromeextension://efaidnbmnnnibpcajpcglclefindmkaj/https://www.socalgas.com/sites/default/fil es/2025-07/2025-CA-Gas-Report-FINAL.pdf
California Governor’s Office of Planning and Research. (2018, December). Technical Advisory on Evaluating Transportation Impacts in CEQA. Retrieved from https://www.lci.ca.gov/wpcontent/uploads/20190122-743_Technical_Advisory.pdf California Office of Historic Preservation. (n.d.). Built Environment Resource Directory (BERD).
Retrieved from Office of Historic Preservation: https://ohp.parks.ca.gov/?page_id=30338 City of South Lake Tahoe. (2010, September). Land Use Plans and Zoning Map. Retrieved from www.cityofslt.gov: www.cityofslt.gov/DocumentCenter/View/15125/General-Plan-DraftEnvironmental-Impact-Report City of South Lake Tahoe. (2011, May 17). General Plan. Retrieved June 2024, from cityofslt.us:
https://cityofslt.us/575/General-Plan
City of South Lake Tahoe. (2011, February). General Plan Update Final Environmental Impact Report. Retrieved from /www.cityofslt.gov/DocumentCenter/View/15121/General-PlanEnvironmental-Impact-Report City of South Lake Tahoe. (2020). City of South Lake Tahoe Climate Action Plan. Retrieved from chrome855
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 206 extension://efaidnbmnnnibpcajpcglclefindmkaj/https://www.cityofslt.gov/DocumentCente r/View/17277/South-Lake-Tahoe-Climate-Action-Plan-2020-PDF?bidId= City of South Lake Tahoe. (2022, May). City of South Lake Tahoe Electric Vehicle (EV) Charger Siting Plan. Retrieved from https://www.cityofslt.gov/DocumentCenter/View/17179/EV-ChargerSiting-Plan-2022-PDF Environmental Science Associates (ESA). (2019, September). Land Use Plans and Zoning Map: Lake Tahoe Airport Land Use Compatibility Plan . Retrieved from City of South Lake Tahoe:
https://www.cityofslt.gov/2457/Land-Use-Plans-and-Zoning-Map HDR Engineering, Inc. . (2022, June). Permit Guidelines and Connection Fees. Retrieved from South Tahoe Public Utility District: https://stpud.specialdistrict.org/permit-guidelines-andconnection-fees#body_file-a3e4af58-89d7-4a4f-a382-208f5b822569 Ichinose, G. A. (2000). The potential hazard from tsunami and seiche waves generated by large earthquakes. Geophysical Research Letters, 1207-1210.
Institute of Transportation Engineers. (2025). Trip Generation Manual, 12th Edition.
Intergovernmental Panel on Climate Change. (2013). Summary for Policymakers. In Climate Change 2013: The Physical Science Basis. Contribution of Working Group I to the Fifth Assessment Report of the Intergovernmental Panel on Climate Change. Cambridge, United Kingdom and New York, NY, USA: Cambridge University Press.
Intergovernmental Panel on Climate Change. (2014). Climate Change 2014 Synthesis Report, Summary for Policymakers. Geneva, Switzerland.
Jenks, K. (2021, June 30). Documents . Retrieved from stpud.us: chromeextension://efaidnbmnnnibpcajpcglclefindmkaj/https://www.stpud.us/files/e4f16f047/STP UD-2020-UWMP-30June2021_final.pdf
Lake Tahoe Unified School District, Local Control and Accountability Plan 2026. Retrieved July 17, 2026, at https://www.ltusd.org/district-link/lcap-comprehensive-district-plans Madusha Maha Gamage, D. L. (2025). A staged wildfire evacuation model for wildland-urban interface communities with transient populations. International Journal of Disaster Risk Reduction.
Makley, M. (2018). The Small Shall be Strong: A History of Lake Tahoe’s Washoe Indians. Amherst and Boston: University of Massachusetts Press.
Matthews, T., Fuentes, D., Smith, W., & Wildemuth, B. (2025). Disparate Impact Analysis of a Proposed Local Tenant Preference Policy. RSG, INC.
Nevada Division of Environmental Protection, Bureau of Waste Management. (n.d.). Lockwood Regional Landfill Fact Sheet. Retrieved from chromeextension://efaidnbmnnnibpcajpcglclefindmkaj/https://ndep.nv.gov/uploads/land-wastesolid-fac-docs/lockwood-fact-sheet.pdf 856
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 207 U.S. Bureau of Justice, Statistics Agency Characteristics 2026. Retrieved July 17, 2026, https://bjs.ojp.gov/topics/law-enforcement/agency-characteristics South Tahoe Public Utility District (STPUD). (2020, May). Documents. Retrieved September 2024, from STPUD.US: https://www.stpud.us/files/e5d33aac0/2020-Sewer-System-ManagementPlan.pdf State of California Depatment of Conservation. (n.d.). Tsunami Hazard Area Map. Sacramento, California, United State of America.
State Water Resources Control Board. (2025, August 1). Division of Water Quality - Underground Storage Tank Program. Retrieved from State Water Resources Control Board:
https://www.waterboards.ca.gov/ust/
State Water Resources Control Board. (2025). GeoTracker. State of California. Retrieved from https://geotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=south+lake+tah oe
Tahoe Regional Planning Agency. (2012). Regional Plan. Retrieved 2024 June, from TRPA.gov:
https://www.trpa.gov/wp-content/uploads/Adopted-Regional-Plan.pdf Tahoe Regional Planning Agency. (2021, October). Development Rights Acquisitions & Transactions.
Retrieved from Tahoe Regional Planning Agency: https://www.trpa.gov/wpcontent/uploads/Factsheet_DR-Transactions.pdf Tahoe Regional Planning Agency. (2021, April). Regional Transportation Plan. Retrieved from www.trpa.gov/wp-content/uploads/documents/2020-RTP-IS_IEC_FINAL-042021-.pdf Tahoe Regional Planning Agency. (2025). 2023 Threshold Evaluation. Stateline, NV: Tahoe Regional Planning Agency.
Tahoe Regional Planning Agency. (2025, June). 2025 Regional Transportation Plan & Sustainable Communities Strategy Final Initial Study – Mitigated Negative Declaration/ Initial Environmental Checklist – Mitigated Finding of No Significant Effect. Retrieved from https://www.trpa.gov/wp-content/uploads/2025Regional-Transportation-Plan_FinalIS_IEC.pdf Tahoe Regional Planning Agency. (2025, July 23). Connections 2050: Regional Transportation Plan/Sustainable Communities Strategy. Retrieved August 11, 2025, from TRPA.gov:
https://www.trpa.gov/wp-content/uploads/Connections-2050-Regional-TransportationPlan_Full-Plan-with-Cover.pdf Tahoe Regional Planning Agency. (2025, August 15). TRPA Project Impact Assessment Guidelines.
Retrieved from https://www.trpa.gov/wp-content/uploads/documents/PIA-GuidelinesFinal.pdf U.S. Fish and Wildlife Service. (2026). Information for Planning and Consultation (IPaC) Resources List for the Proposed City of South Lake Tahoe Mid-Town Area Plan. 857
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 208 University of California Museum of Paleontology. (n.d.). UCMP Locality Search. Retrieved from https://ucmpdb.berkeley.edu/loc.html
US Forest Service. (n.d.). Burned Area Emergency Response - BAER. Retrieved from U.S. Forest Service: https://www.fs.usda.gov/naturalresources/watershed/burnedareasbackground.shtml 858
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 209 859
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 210 Appendix A: Permissible Use Changes
Below are the proposed changes to permissible uses within the Mid-Town Area Plan. Uses as allowed by the current guiding documents (which vary throughout the plan area) are shown alongside changes that are proposed by the Mid-Town Area Plan. Shaded boxes indicate where a change has been made. Each use is accompanied by its definition and notes where unique circumstances occur, such as the discontinuation of a use. Numbers within the table direct the reader to the footnotes at the bottom of the table that further clarifies limitations pertaining to the use.
Key
S A – a use that previously required a Special Use Permit is now Allowed A S – a use that was previously Allowed now requires a Special Use Permit S [new] – a use that was previously not allowed, but is now allowed with a Special Use Permit A [new] – a use that was previously not allowed, but now is S – Special Use Permit required, no change
A – Allowed, no change
Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
Residential
Manufactured/Mobile
home dwelling
S4 - - - - -
A home built entirely in the factory on a non-removable steel chassis that is transported to the building site on its own wheels and was installed under a federal building code administered by the U.S. Department of Housing and Urban Development. The Federal Manufactured Home Construction and Safety Standards (commonly known as the HUD Code) went into effect June 15, 1976.
See footnote
4. Employee Housing - S - S A - NA Removed as a
unique use - is
now included
860
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 211 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
in residential
uses based on
proposed
project layout.
Multiple family dwelling
S A S A A
[new] A A S [new]
More than one residential unit located on a parcel. Multiple-family dwellings may be contained in separate buildings such as two or more detached houses on a single parcel, or in a larger building on a parcel such as a duplex, a triplex, or an apartment building. This includes multi-family dwelling units owned and maintained by public or private entities for purposes of housing employees of said entity.
Multi-person dwelling
S A S A A
[new] A [new] A [new] S [new]
A building designed primarily for permanent occupancy by individuals unrelated by blood, marriage, or adoption in other than single-family dwelling units or transient dwelling units. A multi-person dwelling includes, but is not limited to, facilities such as dormitories and boarding houses, but not such facilities as hotels, motels, and apartment houses. This includes multi-person dwellings owned and maintained by public or private entities for purposes of housing employees of said entity. This includes multi-person dwellings owned and maintained by public or private entities for purposes of housing employees of said entity.
Nursing and personal
care S A A [new] A
[new] A [new] - S [new]
Residential establishments with in-patient beds providing nursing and health- related care as a principal use, such as skilled nursing care facilities, extended care facilities, convalescent and rest homes, and board and care homes.
Residential care
S A A [new] A
[new] A [new] - S [new]
Establishments primarily engaged in the provision of residential social and personal care for children, the aged, and special categories of persons with some limits on ability for self-care, but where medical care is not a major 861
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 212 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
element. The use includes, but is not limited to, children's homes, halfway houses, orphanages, rehabilitation centers, and self-help group homes Single family dwelling
S A1 S A1 A1
[new] - - S
One residential unit located on a parcel. A single-family dwelling unit may be contained in a detached building such as a single-family house, or in a subdivided building containing two or more parcels such as a town house condominium. Employee housing providing accommodations for six or fewer employees within a single unit pursuant to Division 13, Part 1 of the California Health and Safety Code, commencing with Section 17000, shall be deemed a single-family structure.
See footnote
1. Domestic animal raising
- - - - - S
The keeping, feeding, or grazing of animals as an avocation, hobby, or school project, secondary to the principal residential use of a property greater than two acres. The use applies to species commonly considered as farm animals but does not include exotic animals. Household pets, such as dogs and cats, are included when such animals are being bred for commercial reasons. Outside storage or display is included as part of the use.
Tourist Accommodation
Bed and breakfast
facilities
S S A8 - - - -
Residential-type structures that have been converted to or constructed as tourist accommodation facilities where bedrooms without individual cooking facilities are rented for overnight lodging, and where at least one meal daily is provided. The use does not include "Hotels and Motels," which are defined separately; nor rooming and boarding houses (see "Multi-Person Dwellings").
See footnote
8. Re H/S: Under
the Bijou/Al
Tahoe
Community
Plan, the use
was allowed
862
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 213 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
across these
areas,
requiring a
SUP in District
#2.
Hotel, motels, and other
transient dwelling units
A5 S A8 - - - -
Commercial transient lodging establishments, including hotels, motorhotels, motels, tourist courts, or cabins, primarily engaged in providing overnight lodging for the general public whose permanent residence is elsewhere. This use does not include “Bed and Breakfast Facilities” or “Vacation Rentals.”
See footnote
8. Re H/S: Under
the Bijou/Al
Tahoe
Community
Plan, the use
was allowed
across these
areas,
requiring a
SUP in District
#2.
Timeshare
S S - - - -
A right to exclusively use, occupy, or possess a tourist accommodation unit according to a fixed or floating time schedule on a periodic basis occurring annually over a period of time in excess of three years.
There is no
longer a
differentiation
between
residential
and
863
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 214 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
nonresidential
designs.
Re H/S: Under
the Bijou/Al
Tahoe
Community
Plan, the use
was allowed
with a SUP in
District #1
and not
allowed in
District #2.
Commercial: Retail
Building materials and
hardware
S S S - - -
Retail trade establishments within buildings primarily engaged in selling lumber and other building materials, including paint, wallpaper, glass, hardware, nursery stock, and lawn and garden supplies. The use includes all such stores selling to the general public, even if contractor sales account for a larger proportion of total sales. Outside storage or display is included as part of the use. Establishments primarily wholesaling plumbing, heating and air conditioning equipment, and electrical supplies are classified in "Wholesale and Distribution."
Auto, mobile home and
vehicle dealers S
Retail trade establishments selling renting, or leasing new and used automobiles, boats, vans, campers, trucks, mobile homes, recreational and utility trailers, motorcycles, golf carts, snowmobile and jet skis (except 864
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 215 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
bicycles and mopeds; see "General retail"). Such businesses are considered a primary use when the establishment sells more than six vehicles per calendar year. The use also includes establishments selling new automobile parts, tires, and accessories (including tire recapping establishments), as well as establishments dealing in used automobiles exclusively. Includes automobile repair shops only when maintained by an establishment selling new vehicles on the same site. Does not include establishments dealing exclusively in used parts (see "Recycling and Scrap") or outside sales (see "Secondary Storage" or "Sales Lots").
Eating and drinking
places
A A A A - -
Restaurants, bars, and other establishments selling prepared foods and drinks for on-premise consumption, as well as facilities for dancing and other entertainment that are accessory to the principal use of the establishment as an eating and drinking place. The use also includes drivein restaurants, lunch counters, and refreshment stands selling prepared goods and drinks for immediate consumption.
Food and beverage retail
sales
A A - A -
NA No longer
unique use -
now included
in general
retail
Furniture, home
furnishings, and
equipment
A A
NA
General retail and
personal services A A A A [new] S [new] - An establishment for the retail sale of merchandise or the provision of personal services. A retail facility includes but is not limited to antique or art Use was
previously
865
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 216 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
shops, clothing, drug, dry good, florist, furniture, gift, grocery, hobby, mailing services, office supply, package liquor, paint, pet, shoe, sporting, bike or moped, boats, golf carts, snowmobiles, jet skis, automobile parts, books, toy stores, and other miscellaneous retail shopping goods (auto, mobile home and vehicle sales are not included in this definition). A personal service facility includes facilities primarily engaged in providing non-medical services generally involving the care of persons, such as: beauty and barber shops; shoe repair shops; health and athletic clubs and gymnasiums; day spas that offer a variety of services intended to meet personal needs of individuals such as skin treatment, manicures and pedicures and massage; laundromats (self-service laundries); dry cleaning pick-up stores and smallscale dry cleaners without pick-up and delivery services; clothing rental; dating and escort services; funeral parlors, cemetery real estate sales and related facilities; offsite rental of sporting equipment; and wedding chapels.
The use may also include the accessory retail sales of products related to the services provided.
called
“general
merchandise.
” Combined
with
“personal
services.”
Mail order and vending
A5 A - - - -
Establishments primarily engaged in retail sale of products by catalog and mail order. The use includes vending machine distributorships and suppliers. The use does not include product manufacturing, which is included under the appropriate manufacturing use.
Nursery
A2 S A2 S A2 - - -
Commercial retail and wholesale establishment where plants are grown or stored for transplanting at other sites. Outside storage or display is included as part of the use.
See footnote
2. Re H/S:
Nurseries
were allowed
with a SUP in
866
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 217 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
District #1
and not
allowed in
District #2.
Outdoor retail sales
S S S - S [new] -
Retail trade establishments operating outside of buildings on a daily or weekly basis, such as: roadside stands; flea markets; swap meets; seasonal sales involving Christmas trees, fireworks, pumpkins, or other seasonal items; regular sales of art or handcrafted items in conjunction with community festivals or art shows; and retail sales of various products from individual motor vehicles locations outside the public right of way, not including bakery, ice cream, and similar vending vehicles that conduct all sales within the right of way and do not stop in any location except on customer demand. Outside storage or display is included as part of the use.
Service stations
S4,5 S4 - - - -
Retail trade establishments primarily engaged in the sale of gasoline, which may also provide lubrication, oil change and tune-up services, and the sale of automotive products incidental to gasoline sales. The use may also include as accessory uses towing, mechanical repair services, car washing and waxing, and trailer rental. The use does not include storage of wrecked or abandoned vehicles, paint spraying body and fender work, and retail sale of gasoline as an accessory use to food and beverage retail sales when limited to not more than two pumps.
See footnotes
4 and 5 as
indicated.
Commercial: Entertainment
Amusement, recreation,
& entertainment facilities S A3 A3 S A3 A - - Amusement and recreation uses are establishments providing entertainment for a fee or admission charge, such as: arcades and coinoperated amusements; billiard and pool halls; bowling alleys; card rooms; See footnote
3. 867
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 218 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
clubs and ballrooms that are principal uses rather than being subordinate to an eating or drinking place; dance halls; ice skating and roller skating facilities; motion picture theaters; live performance theatres, reducing salons; and tennis, handball, racquetball, indoor archery and shooting ranges, and other indoor sports activities.
Special event area
S [new] S [new] S
[new] A S A S S [new]
Areas where special events within specified guidelines may be held without further review from the City Planning Division. Special event areas require a special use permit under all circumstances to ensure compliance with site specific standards. A special use permit for a special event area permit does not preclude Public Works, Building, Fire, or Police Department/Division from collecting additional fees or imposing additional requirements for circumstances such as temporary structures, road closures, fireworks, traffic control, etc.
Consistent
with TRPA
Code 22.6.3
Outdoor amusements
S S - A S -
Commercial establishments for outdoor amusement and entertainment such as: amusement parks; theme and kiddie parks; go cart and miniature auto race tracks; miniature golf courses. Outside storage or display is included as part of the use.
Commercial: Services
Animal Services
S A A A - - -
Establishments primarily engaged in performing services for animals, such as veterinary services, animal hospitals, and animal kennels. The use does not include publicly operated animal control and wildlife care (see "Local Public Health and Safety Facilities").
Auto Repair and Service
S4 - A - - - Service establishments engaged in repair, alteration, painting, washing, or waxing of automobiles as a principal use. The use also includes storage and maintenance yards for rental of cars, trucks, or trailers. Outside storage or See footnote
4. 868
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 219 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
display is included as part of the use. The use does not include automobile parking (see "Transportation"); repair shops subordinate to and maintained by a vehicle dealership; service stations (which are separately defined); or automobile wrecking yards (see "Recycling and Scrap").
Broadcasting studios
A A A - A [new] -
Communication establishments such as telegraph, telephone, radio and television broadcasting and receiving stations, and studios, contained entirely within buildings. Transmission and receiving apparatus, such as towers, lines, reflectors, and antennas are included under the definition for "Transmission and Receiving Facilities."
Business support
services
A4 A4 A4 A4 A -
Service establishments within buildings that provide other businesses with services including maintenance, repair and service, testing, and rental. This includes establishments such as: outdoor advertising services, mail advertising services (reproduction and shipping); blueprinting, photocopying, and photofinishing; computer-related services (rental, repair, and maintenance); commercial art and design (production); film processing laboratories; and services to structures such as window cleaning, exterminators, janitorial services, and business equipment repair services.
See footnote
4. Contract construction
services
S - - - A -
Service establishments primarily engaged in construction, such as new development, additions, alterations, and repairs. Construction activities are generally administered or managed from a relatively fixed place of business, but actual construction work is performed at one or more different sites that may be dispersed geographically. Three broad types of construction activity are covered: (a) building construction by general contractors or by operative builders; (b) other construction by general contractors; and (c) construction by special trade contractors such as electrical, air conditioning and plumbing contractors, or others such as well drilling services. 869
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 220 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
Establishments engaged in the installation of prefabricated buildings and equipment also are included. Outside storage or display is included as part of the use. An office not associated with a construction site or without secondary storage is considered under "Professional Offices." Health care services
A A A - - -
Service establishments primarily engaged in furnishing medical, mental health, surgical, and other personal health services such as: medical, dental, and psychiatric offices; medical and dental laboratories; outpatient care facilities; and allied health services. Associations or groups primarily engaged in providing medical or other health services to members are included. Nursing homes and similar long-term personal care facilities are classified in "Nursing and Personal Care,” and mental health-related services, including various types of counseling practiced by licensed individuals other than medical doctors or psychiatrists or unlicensed individuals, are included under “Professional Offices." Laundries and drycleaning plants
S4 - - - - -
Service establishments primarily engaged in high-volume laundry and garment services, such as power laundries (family and commercial); garment pressing and dry cleaning; linen supply; diaper service; industrial laundries; and carpet and upholstery cleaners. The use does not include coin-operated laundries or dry-cleaning pick-up stores without dry cleaning equipment (see "Personal Services").
See footnote
4. Professional offices
A A A A A -
A place where the following kinds of business are transacted or services rendered: engineering, architectural and surveying; real estate agencies; educational, scientific and research organizations; accounting, auditing, and bookkeeping services; writers and artists; advertising agencies; photography and commercial art studios; publishing with offsite printing facilities; employment, stenographic, secretarial, and word processing 870
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 221 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
services; off premise concessions (OPC); reporting services; data processing and computer services; management, public relations, and consulting services; organizational offices; financial services and banks; detective agencies; professional services; attorneys; and counseling services (other than licensed psychiatrists; see "Health Care Services").
Incidental offices are considered accessory uses to a primary use.
Repair services
A4 S A4 S A4 - - -
Service establishments where repair of consumer products is the principal business activity, such as: electrical repair shops; television, radio, and other appliance repair; watch, clock, and jewelry repair; boat repair; small engine repair; and reupholstery and furniture repair. An outdoor storage yard associated with these uses is considered under "Secondary Storage." The use does not include businesses serving the repair needs of heavy equipment (see "Industrial Services”).
See footnote
4. Schools - business and
vocational
S A A A A A -
Business and secretarial schools and vocational schools offering specialized trade and commercial courses. The use includes specialized non-degree granting schools including, but not limited to: music schools; dramatic schools; language schools; driver education schools; ballet and other dance studios; seminaries and other establishments exclusively engaged in training for religious ministries; and establishments furnishing educational courses by mail.
Secondary storage
S S S
[new] A A [new] S [new]
The outdoor storage of various materials or the public display of merchandise on the same site as a principal building or use that supports the activities or conduct of the principal use and does not increase the intensity of the use. This does not apply to primary uses that include outside storage and display as part of the use.
871
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 222 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
Commercial: Light Industrial
Small commercial
kitchen A [new] A [new] A
[new] - - -
This use consists of small-scale establishments producing prepared foods or beverages, such as baked goods, condiments, frozen foods, preserves, or the like for local distribution at stores or farmers' markets. Outside storge and display are not included. A storefront is required.
New use.
Printing and publishing
S A A [new] S A - - -
Establishments engaged in printing onsite by letterpress, lithography, gravure, screen, offset or other common process including electrostatic (xerographic) copying and other "quick printing" services; and establishments serving the printing trade such as book binding, typesetting, engraving, photo engraving, and electro-typing. The use also includes establishments manufacturing business forms and binding devices.
Small-scale
manufacturing
S A A [new] A
[new] A [new] A [new] -
Establishments considered to be light manufacturing or cottage industry that produce jewelry, silverware and plated ware; musical instruments; toys; sporting and athletic goods; pens, pencils, and other office and artists' materials; buttons, costume novelties, miscellaneous notions; brooms and brushes; caskets; and other miscellaneous manufacturing industries. The use also includes artisan and craftsman-type operations that are not home occupations and that are not secondary to on-site retail sales. The use also includes small-scale blacksmith and welding services and the manufacture of trusses. Outside storage or display is included as part of the use. Artisan and craftsman-type operations may include demonstrations and classes such as sculpting, pottery, welding, weaving, carving, jewelry making, etc.
Retail sales may be a secondary use so long as the majority of for sale items are created on site. This includes makerspaces or similar establishments that accommodate multiple artisan stations.
872
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 223 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
Commercial: Wholesale/Storage
Storage yards
- - - S4
[new] - -
Service establishments primarily engaged in the outdoor storage of motor vehicles, construction equipment, materials or supplies, firewood lots, farm machinery, or industrial supplies on a parcel. Outside storage or display is included as part of the use.
Vehicle storage and
parking
S4 S4 S4 S4
[new] S S4
Service establishments primarily engaged in the business of storing operative cars, buses, or other motor vehicles. The use includes both day use and long- term public and commercial garages, parking lots, and structures. Outside storage or display is included as part of the use. The use does not include wrecking yards (see "Recycling and Scrap").
See footnote
4. Warehousing
S - - - -
Establishments primarily engaged in the storage of furniture, household goods, or other commercial goods, such as warehouses and storage or mini-storage facilities offered for rent or lease to the general public. The use does not include warehouse facilities where the primary purpose of storage is for goods for wholesaling distribution. Outside storage or display is included as part of the use. The use does not include terminal facilities for handling freight (see "Vehicle and Freight Terminals").
Public Service: General
Cemetery
- - - S S A
Internment establishment engaged in subdividing property into cemetery lots and offering burial plots or air space for sale. This includes establishments such as: animal cemeteries; cemetery associations; and cemetery, mausoleum, and columbarium operations. The use does not include funeral parlors, cemetery real estate operations, and related facilities listed under "Personal Services."
873
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 224 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
Collection stations S S S S NA
Churches
A A A A A S
NA Removed as
unique use -
now included
in
membership
organizations.
Cultural facilities
A A A A A S
Permanent public or quasi-public facilities generally of a noncommercial nature, such as art exhibitions, planetariums, botanical gardens, libraries, museums, archives, and arboretums.
Day care
centers/preschools
A A A A A - Establishments used for the care of seven or more children residing elsewhere.
Government offices
A S A S A A A -
Buildings containing offices for public agencies, including administrative offices, meeting rooms, and regional post offices. The use does not include offices that are incidental and accessory to another government use such as transit terminals, vehicle storage, campground, or storage yards.
Local public assembly
facilities
A A S A S A,10 S A S
Facilities for local community assembly, such as community centers, meeting halls, and multi-purpose centers.
See footnote
10 Re H/S: Local
public
assembly
facilities were
allowed under
the Bijou/Al
874
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 225 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
Tahoe
Community
Plan in
District 2 and
required a
SUP in district
1. Local post office A S A S A S A S Establishments providing local neighborhoods with mail service and delivery, such as postal substations and neighborhood delivery centers.
Local public health and
safety facilities
A4 S4 S4 A4,10 A4 S4
Facilities operated by public or quasi-public entities for the local protection of the public, such as: fire stations and other fire prevention facilities; police and sheriff substations; satellite highway maintenance and snow removal facilities; water tanks, pumps, wells and related facilities; monitoring facilities; sewage pumps and related facilities; and emergency services.
Outside storage or display is included as part of the use. This use includes facilities used for training or certification of individuals to work in the aforementioned fields that cannot be conducted in a classroom setting.
See footnotes
4 and 10 as
indicated.
Regional public health
and safety facilities
- S4
[new] - S A4,10 S4 S
Regional facilities operated by public or quasi-public entities for protection of the public, such as: fire stations and other fire prevention facilities; water and sewage facilities; transportation maintenance/storage facilities; police and sheriff substations and headquarters, including secondary county short-term incarceration facilities; and solid waste transfer stations that TRPA finds to be regionally serving. “Secondary county short-term incarceration facility” means a county jail (not a state or federal prison facility) that is not the primary jail for the county. This use includes facilities See footnotes
4 and 10 as
indicated.
875
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 226 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
used for training or certification of individuals to work in the aforementioned fields that cannot be conducted in a classroom setting.
Membership organization
A5 A [new] A
[new] A [new] A [new] S
Permanent meeting facilities for organizations operating on a membership basis for the promotion of the interests of the members, such as: business associations; professional membership organizations; labor unions and similar organizations; civic, social and fraternal organizations; political organizations; religious assembly or institutional facilities operated for worship or promotion of religious activities, including churches and incidental religious education; and other membership organizations. The use does not include country clubs in conjunction with golf courses (see "Golf Courses"); and lodging (see "Multi-person Dwelling"), or other establishments maintained by religious organizations, such as full-time educational institutions, seminaries, hospitals, and other potentially related operations (such as a recreational camp); these shall be classified according to their respective activities.
Public utility centers
S4 - - A4,10 S4 S
Public and quasi-public facilities serving as junction points for transferring utility services from one transmission to another or to local distribution and service, such as: electrical substations and switching stations; major telephone switching centers; natural gas regulating and distribution facilities; public water system wells, treatment plants and storage; and community wastewater treatment plants and settling ponds. Outside storage or display is included as part of the use. The use does not include office or service centers (see "Professional Offices or Government Offices").
See footnotes
4 and 10 as
indicated.
Power generating - - - S4
[new] S4 [new] - Establishments engaged in the generation of electrical energy for sale to consumers, including biofuel facilities, hydro facilities, gas facilities, and diesel facilities. Outside storage or display is included as part of the use. The See footnote
4. 876
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 227 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
use does not include biofuel facilities accessory to a primary use.
Transmission lines located off the site of the power plant are included under "Pipelines and Power Transmission.” Electrical substations are included under "Public Utility Centers."
Schools - kindergarten
through secondary S4 - A S4 A4 A4 - Kindergarten, elementary, and secondary schools serving grades up to 12, including denominational and sectarian.
Schools - college
- - A A4 A4 -
Junior colleges, colleges, universities, and professional schools granting associate arts degrees, certificates, undergraduate and graduate degrees, and requiring for admission at least a high school diploma or equivalent general academic training. Accessory uses include eating and drinking and food and beverage retail when proposed at an appropriate scale for the college facility.
See footnote
4. Social service
organizations
A S A S A A A -
Public and quasi-public establishments providing social services and rehabilitation services, counseling centers, welfare offices, job counseling and training centers, vocational rehabilitation agencies, serving persons with social or personal problems requiring special services and the handicapped and the disadvantaged, including emergency shelters and navigation centers. The use includes organizations soliciting funds to be used directly for these and related services. The use also includes establishments engaged in community improvement and neighborhood development.
Threshold-related
research facilities S S - S A10 A -
Public or non-profit research establishments primarily engaged in implementing social, political, and scientific research relating to the Lake Tahoe Environmental Thresholds or the Lake Tahoe ecosystem. The use includes laboratories, monitoring stations, scientific interpretive centers, See footnote
10. 877
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 228 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
research and training classrooms, and related support facilities. Overnight multi-person facilities, outside storage, and caretaker facilities may be considered as accessory to this use. The use does not include facilities unrelated to threshold-related research, such as: general college administrative offices and classrooms (see “Schools-College”); and government administrative offices (see “Government Offices”); or nonthreshold-related research (which may be conducted under the “Professional Office” use).
Public Service: Linear Facilities
Pipelines and power
transmission
S S S S S S
Transportation facilities primarily engaged in the pipeline transportation of refined products of petroleum, such as: gasoline and fuel oils; natural gas; mixed, manufactured, or liquefied petroleum gas; or the pipeline transmission of other commodities. The use includes facilities for the transmission of electrical energy for sale, including transmission and distribution facilities. Outside storage or display is included as part of the use. The use does not include offices or service centers (see "Professional Offices"); equipment and material storage yards (see "Storage Yards"); distribution substations (see "Public Utility Centers"); and power plants (see "Power Generating Plants").
Transit stations and
terminals S4 S4 S4 S4 S4 S4
Passenger stations for vehicular and mass transit systems; also, terminal facilities providing maintenance and service for the vehicles operated in the transit system. The use includes, but is not limited to, buses, taxis, railway, and ferries. Outside storage or display is included as part of the use.
See footnote
4. Transportation routes S S S S S S Public rights-of-way that are improved to permit vehicular, pedestrian, and bicycle travel.
878
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 229 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
Transmission and
receiving facilities
S S S S S S
Communication facilities for public or quasi-public, commercial, and private electronic, optic, radio, microwave, electromagnetic, and photoelectrical transmission and distribution, such as: repeater and receiving facilities, feeder lines, and earth stations for satellite communications for radio, television, telegraph, telephone, data network, and other microwave applications. The use includes local distribution facilities such as lines, poles, cabinets, and conduits. Outside storage or display is included as part of the use. The use does not include uses described under “Broadcasting Studios.”
Recreation
Beach recreation
- A4 - A4
[new] - -
Recreational use of a beach, supported by developed facilities such as sanitation facilities, parking, and picnic sites, and nearshore facilities such as multiple-use piers and buoys. Nearshore and foreshore facilities are included in Chapter 81: Permissible Uses and Structures in the Shorezone and Lakezone.
See footnote
4. Boat launching
- S4,6 - A4,6
[new] - -
Recreational establishments that provide boat launching, parking, and short- term trailer storage for the general public. The storage, mooring, and maintenance of boats are included under "Marinas.” Raft launching is included under "Day Use Areas.” Outside storage or display is included as part of the use.
See footnotes
4 and 6 as
indicated.
Cross country ski course - - - A A S Land or premises used as a commercial operation for Nordic skiing. Outside storage or display is included as part of the use.
Day use areas
A A A A A A
Land or premises, other than “Participant Sports Facilities,” designated by the owner to be used by individuals or the general public, for a fee or otherwise, for outdoor recreation purposes on a daily basis such as regional 879
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 230 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
and local parks, picnic sites, vista points, snow play areas, rafting facilities, playgrounds, and small demonstration areas (amphitheaters or small stages serving 80 people or fewer).
Golf courses
- - - S S A2,4
An area of land laid out for the game of golf, including driving ranges and putting greens. A golf course may include accessory uses such as an eating and drinking place, clubhouse, and general merchandise store. Outside storage or display is included as part of the use.
See footnotes
2 and 4 as
indicated.
Participant sports
facilities S2 - S2
[new] S A2 S A2 S A2
Facilities for various outdoor sports and recreation including, but not limited to, tennis courts, swim and tennis clubs, ice skating rinks, and athletic fields (non- professional). Outside storage or display is included as part of the use.
See footnote
2. Outdoor recreation
concessions
S A S
[new] S S A A
Facilities that are dependent on the use of outdoor recreation areas, such as onsite food and beverage sales, onsite recreational equipment rentals, parasailing, rafting, and onsite recreation instruction. The use also includes outfitter or guide service establishments whose base facilities are located on or near a recreation area, such as horse packing outfitters or snowmobiling outfitters. Outside storage or display is included as part of the use.
Re H/S: Local
public
assembly
facilities were
allowed under
the Bijou/Al
Tahoe
Community
Plan in
District 2 and
required a
SUP in District
1. Riding and hiking trails S - S
[new] A [new] A [new] S Planned paths for pedestrian and equestrian traffic, including trail heads. 880
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 231 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
Developed campgrounds
- - - A4 A S
Land or premises designed to be used, let, or rented for temporary occupancy by campers traveling by motorized vehicle, and that contain such facilities as campsites with parking area, barbecue grills, tables, restrooms, and at least some utilities.
See footnote
4. Group facilities
- - - S S A -
Establishments that provide overnight accommodations and outdoor recreation to organized groups such as recreational camps, group or organized camps, and religious camps.
Recreation centers
- - - A A S [new]
Indoor recreation establishments operated by a public or quasi-public agency providing indoor sports and community services, such as swimming pools, ice skating rinks, multi-purpose courts, weight rooms, and meeting and crafts rooms.
Visitor information
centers
A A A
[new] A A - Nonprofit establishments providing visitor information and orientation.
Resource and Wildlife Management
Reforestation
A A A A A A
Reestablishment of trees on forest land to perpetuate tree cover, such as ground preparation prior to natural seed fall, artificial seeding or planting, fertilizing, and protecting young plants until established. Both mechanical and chemical techniques may be used. In heavily used recreation areas, special tending techniques may be necessary.
Sanitation salvage cut
A A A A A A
Removal of dead, dying, deteriorating, or highly susceptible trees where insects, disease, animals, fire, wind, or other natural disaster has caused damage. The purpose is to prevent further loss by allowing salvage of wood before it deteriorates.
881
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 232 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
Selection cut
- A A A A A
A method for maintaining or producing an uneven aged stand, preferably of mixed species. In the Lake Tahoe Basin, the method may be applied to convert even-aged stands to an uneven aged condition, to maintain scenic quality, to prepare an area for use as a developed recreation site, or to maintain tree cover within a developed recreation site. The use includes annual or periodic removal of individual or small groups of trees in order to realize the yield and establish a new crop.
Special cut
- A A A A S
The cutting of trees for purposes other than timber production, including reasons such as:
1. Maintenance of a healthy forest so that losses due to insect, disease, or fire will not result in harmful effects to watershed or visual quality on land of Land Capability Districts 1a, 1c, 2, and 1b (stream environment zone), where conventional logging techniques may cause unacceptable water quality impacts or permanent soil damage;
2. Maintenance of a healthy forest, removal of hazardous trees, and enhancement of foreground views on land developed for recreational, administrative or private purposes, or land intensively used for dispersed recreation; and
3. Provision of ski trails, conversion of meadow encroachments, provision of vista openings, increase in water yield, or increase in range and wildlife forage. Harvesting may require aerial techniques, and cutting without removal for consumption may be necessary. Cut trees may be utilized on site for fuel wood, wildlife habitat, traffic barriers, or for other purposes. 882
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 233 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
Thinning A A A A A A Reducing the number of trees in a stand to achieve the desired density for healthy, vigorous, fast-growing trees. See also “Selection Cut.” Timber stand
improvement A A A A A S
Mechanical or chemical investment-type treatments intended to increase the future value of a timber stand by improving the composition, constitution, condition, and/or growth rate of a timber stand, including, but not limited to thinning, pruning, fertilization, and weeding.
Tree farms
A - - - - -
An area where trees or other vegetation on the TRPA-approved species list are grown for commercial harvest. The use includes establishments where Christmas trees are cultivated or where other native trees and plants are grown for harvest at a later date.
Early successional
vegetation management A A A A A A Habitat management that results in an area being converted to and/or being maintained in an early successional stage, such as a meadow.
Nonstructural fish
habitat management
A - - - - A
Habitat management that maintains or improves fish habitat of any species through non-structural means for the primary purpose of perpetuating the cold water fisheries resource through management of their habitat. Includes stream barrier removal, human access control, protection and enhancement of riparian vegetation, and beaver control.
Nonstructural wildlife
habitat management
A - - - - A
Habitat management that maintains or improves wildlife habitat of any species through nonstructural means for the primary purpose of perpetuating viable populations of wildlife species native to the area through management of their habitat. Includes activities such as prescribed burning, snag protection, seeding and planting, maintenance of canopy closure, control of livestock, and access control.
883
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 234 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
Structural fish habitat
management A - - - - S
Habitat management that includes improvements, such as channel stabilization, fish ladders, the construction and operation of dams, and removal of barriers to fish movement, to benefit specific fish species by replacing or repairing habitat features that have been diminished or altered.
Structural wildlife habitat
management A - - - - S
Habitat management that includes improvements, such as installation of nest structures, creation of snags from green trees, water impoundments, guzzlers, shelters, and fencing, to benefit specific wildlife species by replacing or repairing habitat features that have been diminished or altered.
Fire detection and
suppression A A A A A A
Facilities for the detection and suppression of wildfire to protect life, property, public safety, and resource values. The use includes the operation of lookout towers, aircraft, or other surveillance techniques.
Fuels treatment
A - - A - S
Activities required to treat fuels in order to reduce potential for damaging wildfires and secondarily to enhance visual quality and forest health, such as: tree cutting, treating slash by lopping and scattering, piling and burning, chipping, hauling slash to another area for utilization, burning or burial, and broadcast burning. The use also includes pruning limbs, removing ladder fuels such as brush and small diameter trees, thinning for adequate crown spacing, removing ground and surface fuels, etc. Any treatment that disrupts the vertical and horizontal continuity of fuels could be included. “Fuels Treatment” is equivalent to the following terms: “Fuels Treatment Management,” “Fuels Management,” “Fire Hazard Reduction,” “Fuel Hazard Reduction,” and “Hazardous Fuels Reduction.”
Insect and disease
suppression A S S S S S Activities, including use of biological or chemical means, required to suppress wildland infestations of insects or disease, where silvicultural and 884
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 235 Sierra
Tahoe
Business
(STB)
Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
other management practices have been insufficient to prevent loss of resources.
Sensitive plant
management
A A A A A A
Activities or improvements intended to protect, enhance, perpetuate, or increase the habitat of plant species listed by the state, federal government, or the TRPA as threatened, endangered, rare, or sensitive, such as:
protective fencing and cages, livestock control, public education, direct control of people access, rerouting of trails, and other protective measures deemed appropriate to secure the survival of the species.
Uncommon plant
community management A A A A A A
Activities or improvements designed to protect, enhance, or perpetuate and ensure the normal ecological processes of a plant community that is of local, regional, state, or national interest.
Erosion control A A A A A A Structural or nonstructural techniques applied to a particular site or region to prevent or minimize over land loss of soil or nutrients.
Runoff control
A4 A4 A4 A4 A4 A4
Structural or nonstructural practices designed to provide reasonable assurance that the runoff water quality standards to the surface or ground waters will be achieved.
See footnote
4. Stream environment
zone restoration
A A A A A A
The reestablishment of the natural functions of areas that, prior to modification, were directly influenced by the presence of surface water or near surface groundwater and that have been identified by TRPA as a stream environment zone. Reestablishment includes activities such as the removal of fill material or other encroachments, recontouring, revegetation, or restoration of physical, chemical, and biological attributes. The natural functions of an SEZ include the reestablishment of natural floodplains, the 885
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Tahoe
Business
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Harriso
n/
Sandy
(H/S)
Al
Tahoe
Cente
r
(ATC)
Public
Service
Center
(PSC)
(11)
Lake
Tahoe
Communit
y College
(LTCC)
Bijou
Recreatio
n District
(BRD)
Definition Notes
provision of wildlife habitat, protection of the soil resource, and filtration of nutrients and sediments from tributary or storm runoff.
Open space
A A A A A A
Land with no land coverage and maintained in a natural condition or landscaped condition consistent with best management practices, such as deed-restricted properties and designated open space areas.
Shorezone and Lakezone
Beach recreation
- TRPA –
A4 - TRPA – A4 - -
Recreational use of a beach, supported by developed facilities such as sanitation facilities, parking, picnic sites, piers, boat ramps, floating docks and platforms and mooring buoys.
See footnote
4. Boat launching facilities
- TRPA –
S4,6 - TRPA – S4, 6 - -
Recreational establishments which provide boat launching, parking and short term trailer storage for the general public. Long-term storage, mooring, and maintenance of boats are included under "marinas."
See footnotes
4 and 6.
Commercial boating - TRPA –
S6 - TRPA –S6 - - Commercial use of pleasure craft or other vessel on a body of water.
Construction equipment
operation - TRPA – S - TRPA – S - -
The operation of equipment, such as barges, pile drivers, and amphibious vehicles, for the purpose of repairing or constructing structures located in the shorezone.
Construction equipment
storage
- TRPA –
S4 - TRPA – S4 - -
The storage of equipment, such as barges, pile drivers, and amphibious vehicles, used for the repair or construction of structures located in the shorezone. Construction equipment storage does not include stock piling of materials, except when the equipment is stored on or within other construction equipment.
See footnote
4. 886
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Lake
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Bijou
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Definition Notes
Marinas
- TRPA –
S4,7 - TRPA – S4,7 - -
Establishments 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 marinarelated activities, including, but not limited to, fuel sales and boat and engine repair. Marinas contain water-oriented facilities and structures that are regulated and defined in Chapter 84. Condominiums, hotels, restaurants, and other such uses with accessory water-oriented multipleuse facilities are not considered marinas. Outside storage or display is included as part of the marina use.
See footnotes
4 and 7.
Recreational boating - TRPA – S - TRPA – S - - Noncommercial use of pleasure craft on a body of water, including regattas and speedboat races.
Safety and navigation
facilities - TRPA – S - TRPA – S - -
Structures in the shorezone or lakezone whose purpose is the protection of the public health, safety, and general welfare, such as navigational buoys, lighthouses, scientific monitoring devices, and radio communication devices.
Salvage operations - TRPA – S - TRPA – S - - The act of bringing a vessel, or its cargo to the water's surface.
Seaplane operations - TRPA –
S4 - TRPA –S4 - - Use of a permanent facility for the landing and take-off of aircraft on a body of water. Includes the fueling, maintenance, and storage of such aircraft.
See footnote
4. Tour boat operations - TRPA –
S4 - TRPA –S4 - - Commercial use of a vessel rated by the U.S. Coast Guard for more than 30 passengers, where such passengers board and deboard at a single site.
See footnote
4. Waterborne transit - TRPA – S - TRPA – S - - Commercial use of a vessel rated by the U.S. Coast Guard for more than 30 passengers, where such passengers board and deboard at different sites. 887
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Bijou
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Definition Notes
Water-intake lines - TRPA – S - TRPA – S - - Pipelines and accessory structures, located within a body of water, whose purpose is to draw in and transport water to the backshore or beyond.
Water-oriented outdoor
recreation concessions - TRPA –
S4 - TRPA – S4 - -
Water-oriented outdoor recreation uses, such as food and beverage facilities at public beaches; fishing guide services; parasailing; recreation equipment rental (e.g., boats, wind surfing and beach equipment); but not including boat slips, boat and engine repair or the sale of fuel.
See footnote
4. Footnotes
1. Condominiums only – see multiple family dwelling density. Existing single-family dwellings not a part of a condominium development at the time of adoption may be redeveloped as single family dwellings subject to SLTCC 6.85.030.
2. See TRPA Code of Ordinances 60.1.8 Fertilizer Management.
3. Facilities with maximum capacity of over 80 people require Special Use Permit.
4. Land use category is identified in TRPA Code Section 60.3 as a “possible contaminating activity,” triggering special requirements pursuant to TRPA Code Section 60.4 if located within a Source Water Protection Zone. See Figure 11 and TRAP Code of Ordinances 60.3.3.D.
5. Prohibited on APN 026-221-022.
6. Launching of boats for commercial purposes is prohibited outside of marinas.
7. Applications for marinas shall not be accepted unless a TRPA Code of Ordinances amendment occurs.
8. New tourist accommodation uses prohibited north of Lake Tahoe Boulevard.
9. City approval required for boat races using Lakeview Commons as a viewing location.
10. Special Use Permit not required for facilities on parcels 025-061-032, 025-041-019, 025-051-033, 025-061-035, and 025-071-022. Design review may be required.
11. Uses within the 56-Acres Master Plan site shall be consistent those allowed per the grant deed, El Dorado County Recorder-Clerk DOC# 2022-0034737. 888
Mid-Town Area/Specific Plan Initial Study/Initial Environmental Checklist/Negative Declaration 239 Appendix B: Mid-Town Area Plan - Transportation Analysis, Technical Memorandum
Begins on following page.
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Prepared For: Ascent Environmental
LSC Transportation Consultants, Inc.
2690 Lake Forest Road, Suite C
P.O. Box 5875
Tahoe City, CA 96145
530-583-4053
[email protected] ▴ www.lsctrans.com
TECHNICAL MEMORANDUM
DATE: July 20, 2026
TO: Nanette Hansel, Principal, Ascent Environmental
FROM: Leslie Suen and Sierra Brown, LSC Transportation Consultants, Inc.
SUBJECT: Mid-Town Area Plan - Transportation Analysis
This memorandum presents a transportation analysis for the proposed Mid-Town Area Plan (Area Plan), located in the City of South Lake Tahoe, California. The Area Plan combines parcels from four plan area statements and one community plan under a single guiding framework. The Area Plan will replace the Bijou/Al Tahoe Community Plan (B/ATCP) and Tahoe Sierra (Sierra Tract) Commercial Plan Area Statement (PAS) in their entirety. Select parcels from the Al Tahoe PAS, Bijou Meadows PAS, and Highland Woods PAS have been incorporated to eliminate split zoning and incorporate public service uses within the Area Plan.
This analysis focuses on the transportation impact of the Area Plan compared to the existing plans.
Specifically, these include the following changes:
• Town Center Overlay – The existing Town Center overlay is defined in the B/ATCP. The Area Plan proposes to expand the Town Center overlay.
• Density – TRPA Code currently limits market-rate multi-family residential densities to a maximum of 15 units per acre outside of the Town Center overlay and a maximum of 25 units per acre within the Town Center overlay. Upon adoption of the Area Plan, some multi-family residential parcels will have an increase in allowable density. No change in density is proposed for single-family residential or tourist accommodation parcels. • Height – TRPA Code currently allows building heights within Town Centers to reach a maximum of 56 feet. Upon adoption of the Area Plan, building heights within Town Centers will vary based on the Area Plan District. In some cases, the maximum allowable building heights will be more restrictive.
• Parking – Because shared public parking is not available or sufficient in most areas within the plan area, the plan would still require on-site parking. Parking standards, as outlined in the 890
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South Lake Tahoe City Code, would be modified to accommodate parking reductions and promote shared parking opportunities.
• District Summaries – Each proposed district has unique considerations, community priorities, and suggested design standards. The Area Plan would include changes to permissible uses within the districts.
The remaining items in the plan documents are assumed not to result in any transportation-related impacts.
First, the existing key roadway network, transit facilities and services, bicycle and pedestrian facilities, and historical traffic volumes within the mid-town area are reviewed. Next, the transportation impact of the Area Plan are analyzed in terms of trip generation resulting from the proposed changes. Finally, the VMT impact of the Area Plan is calculated.
EXISTING TRANSPORTATION CONDITIONS
First, the existing key roadway network, transit facilities and services, and bicycle and pedestrian facilities within the mid-town area are described. Next, Caltrans traffic-count data is reviewed.
Existing Key Roadway Network
U.S. Highway 50
US Highway 50, the primary highway serving Lake Tahoe’s South Shore, connects Carson City to the east with Sacramento to the west. Between the “Y” intersection with SR 89 in South Lake Tahoe, California, and Round Hill, Nevada, US 50 serves as the primary east-west roadway. Within the Mid-Town Area Plan, this undivided highway contains two travel lanes in each direction, a central two-way left-turn lane (TWLTL), and exclusive left-turn lanes at major intersections. The posted speed limit throughout the mid-town area boundary is 40 miles per hour (mph).
Al Tahoe Boulevard
Al Tahoe Boulevard is a north-south minor arterial connecting US 50 to Pioneer Trail. This roadway contains one travel lane in each direction and a central TWLTL lane near the Tahoe Center shopping mall and South Tahoe Middle School. The posted speed limit is 25 mph.
Johnson Boulevard
Johnson Boulevard is a north-south major collector connecting US 50 to Al Tahoe Boulevard. This roadway contains one travel lane in each direction. The posted speed limit is 35 mph.
Existing Transit Conditions
Transit services in the mid-town area are provided through the Tahoe Transportation District (TTD). The Mid-Town boundary is primarily served by Route 50, Route 51, and Route 55. • Route 50 - provides daily service every 30 minutes in each direction along US 50 and diverts to Al Tahoe Boulevard to the south, connecting between the Stateline Transit Center in the casino core, Lake Tahoe Community College, Barton Hospital, and the “Y” Transit Center in the west.
The eastbound service runs between 6:00 AM and 9:02 PM, while the westbound service runs between 6:45 AM and 9:46 PM.
• Route 51 - provides service only Thursday through Saturday every 30 minutes in each direction along US 50 and diverts to Al Tahoe Boulevard to the south, connecting between the Stateline 891
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Transit Center in the casino core, Lake Tahoe Community College, and the “Y” Transit Center in the west. The eastbound service runs between 9:15 PM and 12:14 AM, while the westbound service runs between 9:45 PM and 12:40 AM.
• Route 55 - provides daily service every hour in each direction along the roadways south of US 50, connecting Lake Tahoe Community College and Stateline Transit Center in the casino core.
The eastbound service runs between 6:30 AM and 8:49 PM, while the westbound service runs between 7:00 AM and 9:22 PM.
In addition to the fixed route service, Lake Link is a free microtransit service provided through the South Shore Transportation Management Association. The Lake Link service operates 365 days per year from 7:00 AM to 9:00 PM with extended hours that end at 11:00 PM on Fridays and Saturdays in summer and winter. Currently, Lake Link serves the entire Area Plan.
Therefore, the Area Plan is frequently served by transit and fully serviced by local microtransit.
Existing Bicycle and Pedestrian Conditions
The South Tahoe Beach Bike Path is a Class I multi-use path that spans approximately 1 mile within the mid-town area and connects the Tahoe Sierra Business District to the Harrison/Sandy District along the lakeside of Lake Tahoe Boulevard. There is a Class II bike lane along both sides of Lake Tahoe Boulevard that spans approximately 2 miles within the mid-town area from River Drive to Johnson Boulevard.
Sidewalks are provided along Lake Tahoe Boulevard in the commercial areas and Al Tahoe Boulevard near the South Tahoe Middle School. Additionally, a Class I multi-use path runs along Al Tahoe Boulevard approximately 1.2 miles within the mid-town area and connects Lake Tahoe Boulevard to Pioneer Trail. All of these bike and pedestrian amenities provide a well-connected network throughout the Area Plan for non-auto travel.
Existing Traffic Volumes and Trends
Existing and historical traffic volumes were obtained from the Caltrans Performance Measurement System (PeMS) Data Source. Existing traffic volumes were acquired for the most recent year available, which is 2025. The current Average Daily Traffic volume (ADT) on US 50 near Al Tahoe Boulevard during the peak month (July) is 35,074, with an Annual Average Daily Traffic (AADT) volume of 28,571. The AADT for the past 10 years at this location is found in Figure 1. 892
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PROPOSED MID-TOWN AREAPLAN DISTRICTS
The Mid-Town Area Plan will be organized into the following districts:
• Al Tahoe Center
• Bijou Recreation District
• Harrison/Sandy District
• Lake Tahoe Community College
• Public Service Center
• Tahoe Sierra Business District
Each proposed district has unique considerations, community priorities, and design standards. The Area Plan would include changes to permissible uses within the districts. The district boundaries are shown in Figure 2.
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Figure 2: Mid-Town Area Plan Districts
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TOWN CENTER COMPARISON
CurrentTown Center
The currently designated Town Center is shown in Figure 3. Within this Town Center, multi-family residential parcels have a maximum allowable density of 25 dwelling units per parcel. The maximum allowable building height is 56 feet.
Proposed Town Center
As part of the Area Plan, the town center boundaries are proposed to be expanded significantly, as shown in Figure 4. The Town Center is an area intended to provide a mix of commercial, public service, light industrial, office, and residential uses and is targeted for redevelopment in a manner that improves environmental conditions, creates a more sustainable and less auto-dependent development pattern, and provides economic opportunities.
Within the expanded Town Center, multi-family residential parcels will have an increase in allowable density from 15 to 65 dwelling units per acre.
Maximum building heights will vary by district. A comparison of the building heights allowed by the TRPA Code of Ordinances and the proposed Mid-Town Area Plan is shown in Table 1.
Outside of Town Centers
For areas outside of the Town Center, multi-family residential parcels are subject to a maximum allowable density of 15 dwelling units per acre.
Maximum allowable building heights for structures outside of the Town Center are governed by the TRPA Code of Ordinances - Chapter 37.
895
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Figure 3: Current Town Centers
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Figure 4: Proposed Mid-Town Area Plan Town Center Overlay 897
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LAND USE COMPARISON
Figure 5 shows the currently allowed land uses within the Area Plan boundaries.
Upon adoption of the Area Plan, allowable building heights will change for all land uses within the expanded town center, with the exception of “open space”, which contains no buildings. As a result, trip generation will be affected for commercial buildings, public service buildings, and recreation buildings.
Maximum allowable heights will also change for multi-family residential, single-family residential, and tourist accommodation parcels. However, for these land uses, trip generation is governed by density rather than building height. Since no density changes are proposed for single-family residential or tourist accommodation parcels, trip generation impacts are limited to multi-family residential parcels.
Vacant parcels do not currently generate trips; however, each carries a land use designation that would apply upon development. To be conservative, vacant parcels designated as residential, commercial, public service, or recreation are included in the analysis.
Table 2 depicts a land use comparison table that summarizes land uses by district and shows how the current standards compare to the proposed standards.
Table 1: Maximum Allowable Building Height Comparison
Location: Max Height Reference/Note
Existing Standards
Bijou/Al Tahoe Community Plan and Various PAS Refer to TRPA Code of Ordinances TRPA Code of Ordinances1
In Town Center 56' Table 13.5.3-1
Not in Town Center 36' Table 37.4.1-1
0% Slope, Roof Pitch >10:12
Not in Town Center (Public Service Building,
Tourist Accommodation and Certain Recreation
38' Section 37.5.2.A
Not in Town Center
(Same as Above and Not Visible from Highway) 42' Section 37.5.2.C Not in Town Center
(Essential Public Safety Buildings) 50' Section 37.5.2.F Not in Town Center
(Public Service Building - School) 56' Section 37.5.2.E.1 Proposed Mid-Town Area Plan Standards
Outside of Town Center Refer to TRPA Code of Ordinances Inside Town Centers
Tahoe Sierra Business District (purple) 46' Parcels between Lodi Ave. and Link Rd.
Tahoe Sierra Business District (orange) 34' Remaining Parcels in District Harrison/Sandy District 42'
Al Tahoe Center 46'
Public Service Center 56'
Lake Tahoe Community College 56'
Note 1: The TRPA Code of Ordinances was adopted December 12, 2012 and amended December 17, 2025 Source: LSC Transportation Consultants, Inc. and Mid-Town Area/Specific Plan 898
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Figure 5: Current Land Uses
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Table 2: Midtown Area Plan - Land Use Comparison - 1 of 2 District Land Uses
Size
(Acres) Location
PIA
Zone1
TRPA Current
Plan2 Current
Proposed
Mid-Town Area Plan
Tahoe Sierra Business District
Commercial 10.50 West of Lodi Ave. and East of Link Rd. 15 PAS 103 Building Height: 36 feet Building Height: 34 feet -2 feet of allowable height Commercial 3.60 East of Link Rd. (Not In Proposed Town Center) 15 PAS 103 Building Height: 36 feet Building Height: 36 feet Unchanged Commercial 22.60 Between Lodi Ave. and Link Rd. 15 PAS 103 Building Height: 36 feet Building Height: 46 feet 10 feet of allowable height Commercial 2.20 Between Tulare Ave. and Edgewood Cir 12 B/ATCP Building Height: 56 feet Building Height: 34 feet -22 feet of allowable height Public Service - Trail 0.20 Rubicon Trail 15 PAS 103 None None Unchanged Public Service - Church 1.20 West of Lodi Ave. and East of Link Rd. 15 PAS 103 Building Height: 38 feet Building Height: 34 feet -4 feet of allowable height Recreation - Sport Club 3.01 2565 Lake Tahoe Blvd 15 PAS 103 Building Height: 38 feet Building Height: 46 feet 8 feet of allowable height Multi-Family Residential 1.73 981 Lodi Ave. 15 PAS 103 Density: 15 units/acre Density: 65 units/acre 50 units/acre of allowable density Multi-Family Residential 0.32 1040 Martin Ave. 15 PAS 103 Density: 15 units/acre Density: 65 units/acre 50 units/acre of allowable density Single-Family Residential 0.75 West of Lodi Ave. and East of Link Rd. 15 PAS 103 Density: 1 unit/parcel Density: 1 unit/parcel Unchanged Single-Family Residential 0.23 Between Lodi Ave. and Link Rd. 15 PAS 103 Density: 1 unit/parcel Density: 1 unit/parcel Unchanged Tourist Accommodation 1.05 West of Lodi Ave. and East of Link Rd. 15 PAS 103 Density: 40 units/acre Density: 40 units/acre Unchanged Tourist Accommodation 1.61 Between Lodi Ave. and Link Rd. 15 PAS 103 Density: 40 units/acre Density: 40 units/acre Unchanged Vacant - Commercial 3.86 West of Lodi Ave. and East of Link Rd. 15 PAS 103 Building Height: 36 feet Building Height: 34 feet -2 feet of allowable height Vacant - Commercial 0.00 East of Link Rd. (Not In Proposed Town Center) 15 PAS 103 Building Height: 36 feet Building Height: 36 feet Unchanged Vacant - Commercial 6.05 Between Lodi Ave. and Link Rd. 15 PAS 103 Building Height: 36 feet Building Height: 46 feet 10 feet of allowable height Vacant - Commercial 0.53 Between Tulare Ave. and Edgewood Cir 12 B/ATCP Building Height: 56 feet Building Height: 34 feet -22 feet of allowable height Vacant - Residential 0.02 East of Link Rd. (Not In Proposed Town Center) 15 PAS 103 Density: 15 units/acre Density: 15 units/acre Unchanged Vacant - Residential 0.14 West of Lodi Ave. and East of Link Rd. 15 PAS 103 Density: 15 units/acre Density: 65 units/acre 50 units/acre of allowable density Vacant - Residential 0.32 Between Lodi Ave. and Link Rd. 15 PAS 103 Density: 15 units/acre Density: 65 units/acre 50 units/acre of allowable density Vacant - Tourist Accommodation 1.24 Between Lodi Ave. and Link Rd. 15 PAS 103 Density: 40 units/acre Density: 40 units/acre Unchanged Harrison/Sandy District
Commercial 4.50 West of US 50 12 B/ATCP Building Height: 56 feet Building Height: 42 feet -14 feet of allowable height Commercial 20.40 East of Rufus Allen Blvd 10 B/ATCP Building Height: 56 feet Building Height: 42 feet -14 feet of allowable height Public Service - Parking Lot 1.70 West of US 50 - Between Merced Ave. and San Jose Ave. 12 PAS 099 None None Unchanged
Public Service - Parking Lot 0.60 West of US 50 - South of San Jose Ave. 12 B/ATCP None None Unchanged Public Service - Government Buildings 1.70 East of Rufus Allen Blvd 10 B/ATCP Building Height: 56 feet Building Height: 42 feet -14 feet of allowable height Multi-Family Residential 0.39 West of US 50 12 B/ATCP Density: 25 units/acre Density: 65 units/acre 40 units/acre of allowable density Single-Family Residential 0.64 Lakeview Pines Condos - 3344 Sandy Way 10 B/ATCP Density: 15 units/acre Density: 15 units/acre Unchanged Single-Family Residential 0.14 1028 Fairway Ave 10 B/ATCP Density: 1 unit/parcel Density: 1 unit/parcel Unchanged Tourist Accommodation 0.53 West of US 50 12 B/ATCP Density: 40 units/acre Density: 40 units/acre Unchanged Tourist Accommodation 6.77 East of Rufus Allen Blvd 10 B/ATCP Density: 40 units/acre Density: 40 units/acre Unchanged Vacant - Commercial 0.80 West of US 50 12 B/ATCP Building Height: 56 feet Building Height: 42 feet -14 feet of allowable height Vacant - Commercial 3.15 East of Rufus Allen Blvd 10 B/ATCP Building Height: 56 feet Building Height: 42 feet -14 feet of allowable height Vacant - Residential 0.59 East of Rufus Allen Blvd 10 B/ATCP Density: 25 units/acre Density: 65 units/acre 40 units/acre of allowable density Vacant - Residential (Non-Res Improvements) 0.70 East of Rufus Allen Blvd 10 B/ATCP Density: 25 units/acre Density: 25 units/acre Unchanged Vacant - Residential (Rural) 0.36 East of Rufus Allen Blvd 10 B/ATCP Density: 25 units/acre Density: 25 units/acre Unchanged Change
Maximum Standards
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Table 2: Midtown Area Plan - Land Use Comparison - 2 of 2 District Land Uses
Size
(Acres) Location
PIA
Zone1
TRPA Current
Plan2 Current
Proposed
Mid-Town Area Plan
Al Tahoe Center
Commercial 9.10 Tahoe Center 10 B/ATCP Building Height: 56 feet Building Height: 46 feet -10 feet of allowable height Public Service - Post Office 5.70 Post Office 10 B/ATCP Building Height: 56 feet Building Height: 46 feet -10 feet of allowable height Lake Tahoe Community College
Public Service - School 94.50 Lake Tahoe Community College 18 B/ATCP Building Height: 56 feet Building Height: 56 feet Unchanged Public Service - Forestry Service 29.10 Forestry Service 10 B/ATCP Building Height: 42 feet Building Height: 56 feet 14 feet of allowable height Recreation - Fields 16.61 SLT Playfields and Nordic Ski Trails 18 B/ATCP None None Unchanged Vacant - Residential 1.00 In Proposed Town Center 18 B/ATCP Density: 15 units/acre Density: 65 units/acre 50 units/acre of allowable density Public Service Center
Public Service - School 50.40 North of Al Tahoe Blvd 10 B/ATCP Building Height: 56 feet Building Height: 56 feet Unchanged Public Service - Police/Court 14.50 North of Al Tahoe Blvd 10 B/ATCP Building Height: 38 feet Building Height: 56 feet 18 feet of allowable height Public Service - Public Utility 29.30 South of Al Tahoe Blvd 18 B/ATCP Building Height: 42 feet Building Height: 56 feet 14 feet of allowable height Public Service - Fire Station 0.40 West of US 50 12 PAS 099 Building Height: 50 feet Building Height: 56 feet 6 feet of allowable height Recreation - 56-Acre 47.91 56-Acre Project Area 10 B/ATCP None None Unchanged Recreation - Rec and Aqua Center 3.77 56-Acre Project Area 10 B/ATCP Building Height: 42 feet Building Height: 56 feet 14 feet of allowable height Recreation - Ice Arena 3.57 56-Acre Project Area 10 B/ATCP Building Height: 42 feet Building Height: 56 feet 14 feet of allowable height Tourist Accommodation 0.91 1201 Rufus Allen Blvd 10 B/ATCP Density: 40 units/acre Density: 40 units/acre Unchanged Vacant - Commercial 7.59 In Proposed Town Center 10 B/ATCP Building Height: 36 feet Building Height: 56 feet 20 feet of allowable height Vacant - Residential 0.74 In Proposed Town Center 10 B/ATCP Density: 15 units/acre Density: 65 units/acre 50 units/acre of allowable density Vacant - Residential 0.77 Not in Proposed Town Center 18 B/ATCP Density: 15 units/acre Density: 15 units/acre Unchanged Vacant - Residential (Rural) 32.33 Not in Proposed Town Center 18 B/ATCP Density: 15 units/acre Density: 15 units/acre Unchanged Vacant - Recreational 52.69 Not in Proposed Town Center 18 B/ATCP Building Height: 36 feet Building Height: 36 feet Unchanged Bijou Recreation District
Public Service - Cemetery 9.80 Cemetery 13 B/ATCP None None Unchanged Recreation - Parks and Golf Course 144.21 Parks and Golf Course 13 PAS 101 None None Unchanged Single-Family Residential 15.27 Glenwood Way 13 PAS 101 Density: 1 unit/parcel Density: 1 unit/parcel Unchanged Vacant - Commercial 12.00 Not In Proposed Town Center 13 PAS 101 Building Height: 36 feet Building Height: 36 feet Unchanged Vacant - Residential 4.17 Not In Proposed Town Center 13 PAS 101 Density: 15 units/acre Density: 15 units/acre Unchanged Total Commercial 72
Total Public Service 239
Total Recreation 219
Total Multi-Family Residential 2
Total Single Family Residential 17
Total Tourist Accommodation 11
Total Vacant 129
Total Mid-Town Area Plan3 689
B/ATCP = Bijou/Al Tahoe Community Plan, PAS = Plan Area Statements Note 1: PIA Zones are found in the TRPA Project Impact Assessment Guidelines (Revised August 15, 2025).
Note 2: The TRPA PAS locations are as follows: 099 - Al Tahoe, 101 - Bijou Meadows, 103 - Sierra Tract-Commercial Note 3: Excludes Open Space
Source: LSC Transportation Consultants, Inc. and Mid-Town Area/Specific Plan Change
Maximum Standards
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PERMISSIBLE LAND USES
The proposed Mid-Town Area Plan includes changes to permissible land uses across the various districts.
Currently, multi-family dwellings require a Special Use Permit in the Tahoe Sierra Business District and the Harrison/Sandy District and are not permitted in any other district. Upon adoption of the Area Plan, multi-family dwellings will be permitted in all districts, with the exception of the Bijou Recreation District, where a Special Use Permit will be required.
For commercial uses, no change in permissible land uses is made for “eating and drinking places”. These land uses are currently allowed in the Tahoe Sierra Business District, the Harrison/Sandy District, the Al Tahoe Center, and the Public Service Center. For general retail and personal services — currently permitted in the Tahoe Sierra Business District, the Harrison/Sandy District, and the Al Tahoe Center — the Area Plan would extend this allowance to the Public Service Center and introduce it as a Special Use Permit in the Lake Tahoe Community College District.
For public service land uses, the only new allowance introduced under the Area Plan is for membership organizations. For recreation land uses, the Public Service Center will allow beach recreation, boat launching, and riding and hiking trails. Riding and hiking trails will also be permitted in the Lake Tahoe Community College District, and a visitor information center will be allowed in the Al Tahoe Center.
While the Area Plan expands permissible land uses across several districts, the wide range of possible development outcomes (varying by type, size, and location) makes it difficult to reliably estimate the trip generation and VMT impacts of these new allowances. Furthermore, any development project within the Area Plan boundary will be required to complete a TRPA Project Impact Assessment to evaluate project-specific transportation impacts. Accordingly, the analysis presented in this report addresses only the transportation effects of changes in allowable density and building height as applied to permitted land uses.
MULTI-FAMILY PARCEL ANALYSIS
Multi-family parcels are parcels that contain more than one residential unit located on a parcel.
Multiple-family dwellings may be contained in separate buildings, such as two or more detached houses on a single parcel, or in a larger building on a parcel, such as a duplex, a triplex, or an apartment building. This includes multi-family dwelling units owned and maintained by public or private entities for purposes of housing employees of said entity.
The full multi-family parcel analysis is shown in Table 3. Two multi-family residential parcels located in the proposed Tahoe Sierra Business District are currently located outside of the existing Town Center boundary. The combined area of these parcels is just over two acres. One multi-family residential parcel is located in the Harrison/Sandy District, which is currently inside the existing Town Center and includes
0.4 acres.
Several vacant parcels with residential designations will fall within the expanded Town Center boundary.
The parcels are as follows:
• Tahoe Sierra Business District: Multiple parcels (7 APNs) – 0.5 acres • Lake Tahoe Community College: APN 025-041-008 – 1.0 acres • Public Service Center: APN 025-010-019 – 0.7 acres
• Harrison/Sandy District: Multiple parcels (10 APNs) – 0.6 acres 902
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To maintain a conservative analysis, these parcels are assumed to develop as multi-family residential.
Upon adoption of the Area Plan, the maximum allowable density for these parcels will increase from 15 to 65 multi-family dwelling units (MFDU) per acre.
Applying the current densities of 25 MFDU in the Harrison/Sandy District and 15 MFDU per acre in all other areas to the combined acreage yields a maximum of 89 allowed MFDU. At the proposed density of 65 MFDU per acre, this would increase to 339 MFDU, a net increase of 250 units, as shown in Table 3.
Multi-Family Parcel Trip Generation Analysis
Trip generation is the process by which engineers estimate the amount of traffic that would be associated with a development proposal. Standard daily trip-generation rates are drawn from the Institute of Transportation Engineers (ITE) Trip Generation, 12th Edition manual (ITE, 2025). The multifamily units are analyzed as Multifamily Housing (Low-Rise).
Applying the trip-generation rates to the land use quantities yields a total vehicular trip generation of approximately 1,552 daily trips.
Multi-Family Parcel VMT Analysis – Maximum Theoretical Impact VMT was evaluated in accordance with the current TRPA Project Impact Assessment Guidelines (August 15, 2025). Per TRPA standards, this analysis focuses on VMT generated within the Tahoe Basin only. The parcels are located in PIA Zones 10, 12, 15, and 18. Unlike commercial VMT — which is calculated by multiplying daily trips by average trip length — residential VMT is determined by multiplying the PIA Zone VMT per resident by the number of proposed residential units and the regional average number of residents per unit.
Per the Guidelines, PIA Zone 10 has an average VMT per resident of 11.95, and PIA Zone 15 has an average of 10.76, and PIA zone 12 has an average of 10.31. As no residential units are currently located within Zone 18, the PIA Guidelines do not provide a VMT per capita figure for that zone. To address this gap, the average VMT per capita was calculated across the other zones within the proposed Mid-Town Area Plan (Zones 10, 12, 13, and 15), yielding an average of 10.86 VMT per resident, which was applied to PIA Zone 18. The MFDU units are assumed to have an average of 2.3 persons per unit based on the TRPA model and PIA tool.
As shown, the maximum potential change in residential VMT upon adoption of the Area Plan would be 6,345 daily VMT.
Multi-Family Parcel VMT Analysis – Net Impact
Per TRPA’s Transfer of Development Rights Factsheet (October 2021), “the Lake Tahoe region is approximately 95% build out (meaning most development potential put in place from the 1987 Regional Plan has been used). Due to supply and demand, most redevelopment or new development relies on transfers of development from one property to another”. It can therefore be reasonably concluded that under the proposed Area Plan, the extension of the Town Center boundary and the corresponding increase in allowable density would draw residential units from other locations within the basin rather than generating new units overall.
Because these units would already exist within the basin, a more meaningful measure of VMT impact is the net change relative to where those units would otherwise be located. To capture the full range of possible outcomes, units are analyzed under two scenarios: dispersed across the City of South Lake Tahoe or dispersed throughout the entire Tahoe Basin. The TRPA average VMT per resident is 10.85 for 903
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the City of South Lake Tahoe and 16.12 for the entire Tahoe Basin. Applying these figures to the 250 additional MFDU yields a theoretical baseline VMT of 6,238 daily VMT dispersed within the City of South Lake Tahoe or 9,269 daily VMT dispersed within the Tahoe Basin. These baselines represent the VMT these units would generate if developed at dispersed locations at average rates. When dispersed across the Tahoe Basin, the daily VMT generated exceeds the maximum theoretical Town Center impact by 2,924 daily VMT, indicating that concentrating these units within the Town Center would result in a net VMT reduction. The daily VMT if it were dispersed across South Lake Tahoe is slightly higher than the proposed Area Plan by 107 daily VMT.
However, residential units within a town center benefit from greater access to non-auto travel options, reducing vehicle dependence compared to more dispersed locations. The TRPA PIA tool does not fully account for the additional mode shift associated with higher-density town center environments. To quantify this distinction, TRPA Travel Mode Share Survey data from 2012, 2014, 2016, and 2018 were reviewed.
Non-auto travel percentages were compared between Town Center and non-Town Center locations. For the Bijou/Al Tahoe location (which falls within the existing Town Center and within the Mid-Town Area Plan boundary), the non-auto rate was approximately 33% across all respondents (120 data points) and approximately 25% when filtered to full-time and seasonal residents only (57 data points). For non-Town Center locations within the Area Plan (Sierra Tract, Lake Tahoe Community College, and South Tahoe Recreation Center), the non-auto rate was approximately 20% across all respondents and 17% among full-time and seasonal residents (182 and 147 data points, respectively). Town Center locations showed a non-auto rate approximately 13 percentage points higher than non-Town Center locations across all respondents, and approximately 8 percentage points higher among residents.
As an additional point of comparison, Ski Run Boulevard (a Town Center location just outside the MidTown Area Plan boundary) showed a non-auto rate of approximately 33% across all respondents (276 data points) and 34% among residents (114 data points), consistent with the Bijou/Al Tahoe findings.
A non-auto mode reduction of up to 5% could reasonably be applied to account for increased walking, cycling, and transit use within the Town Center environment. Applying this reduction to the maximum theoretical impact yields an adjusted VMT impact of 6,028 daily VMT. Subtracting this from the theoretical baselines results in a net decrease of approximately 210 daily VMT for the City of South Lake Tahoe and 3,241 daily VMT for the basin.
The maximum theoretical impact of 6,028 daily VMT should therefore be understood as a conservative upper bound. When considered in the context of the basin's allocation system and the travel benefits of Town Center living, adoption of the Area Plan is expected to result in a reduction of VMT. 904
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MIXED-USE/COMMERCIAL PARCELANALYSIS
The Area Plan contains a wide range of possible commercial uses - including grocery stores, restaurants and bars, vehicle repair and tire shops, craft and toy stores, services such as insurance and notary - concentrated primarily along Lake Tahoe Blvd. Parcels with a commercial designation are typically mixed-use, with ground-floor commercial and residential units on upper floors. The full mixeduse/commercial analysis is shown in Table 4.
Mixed-use commercial parcels are located throughout the districts, with the exception of the Lake Tahoe Community College District and the Bijou Recreation District (however, one vacant parcel in the Bijou Recreation District has a mixed-use commercial designation). Additionally, several vacant parcels located throughout the Area Plan have a mixed-use commercial designation.
Table 3: Midtown Area Plan - Multifamily Residential Parcels West of US
50 East of Rufus
Allen Blvd Total
Existing Area (Acres)1 2.5 0.4 0.6 1.0 0.7 5.2
Current Standards2
Maximum Allowable Density (MFDU per Acre) 15 25 25 15 15 Total Allowable MFDU 38 10 15 15 11 89
Proposed Mid-Town Area Plan Standards3
Maximum Allowable Density (MFDU per Acre) 65 65 65 65 65 Total Allowable MFDU 163 26 39 65 46 339
Net Allowable Increase in MFDU 125 16 24 50 35 250
Trip Generation
Daily Trip Generation Rates4 6.21 6.21 6.21 6.21 6.21
Vehicle Trips 776 99 149 311 217 1,552
Vehicle-Miles Traveled5
PIA Zone 15 12 10 18 10
PIA Zone VMT per Resident6 10.76 10.31 11.95 10.86 11.95 Average Residents per Unit 2.30 2.30 2.30 2.30 2.30
Residential VMT 3,094 380 660 1,249 962 6,345
Maximum Potential Increase in MFDU VMT within the Mid-Town Area Plan 6,345 Town Center Non-Auto Reduction 5%
Potential Increase in MFDU VMT within the Mid-Town Area Plan 6,028 TRPA Average PIA Zone VMT per Resident - City of South Lake Tahoe7 10.85 Residential VMT If Units Were Elsewhere in the City of South Lake Tahoe 6,238 TRPA Average PIA Zone VMT per Resident - Total TRPA Basin8 16.12 Residential VMT If Units Were Elsewhere in the Tahoe Basin 9,269 Net Impact on VMT (compared to Units located elsewhere within the City of South Lake Tahoe) -210 Net Impact on VMT (compared to Units located elsewhere within the the Tahoe Basin) -3,241 MFDU = Multi-Family Dwelling Unit; VMT = Vehicle-Miles Traveled Note 1: Includes vacant parcels with a land use designation of residential.
Note 5: Based on the TRPA Project Impact Assessment Guidelines (August 15, 2025).
Note 6: PIA Zone 18 does not have a stated VMT per Resident. Zone 18 was calculated by averaging the other zones within the Mid-Town Area Plan.
Note 7: This represents the average of the zones within the City of South Lake Tahoe Jurisdiction.
Note 8: This represents the average of all 79 PIA Zones within the Tahoe Basin.
Source: LSC Transportation Consultants, Inc.
Note 3: Under the proposed Midtown Area Plan , the multifamily parcels will be inside the expanded designated Town Center.
Note 4: Daily rates are based on the ITE Trip Generation Manual (12th Edition) Category 220 Multifamily Housing (Low-Rise).
Tahoe Sierra
Business District
Harrison/Sandy District
Lake Tahoe
Community College
Public Service
Center
Note 2: Under the current Bijou/Al Tahoe Community Plan (TRPA, October 1995), the multifamily parcels shown are currently outside of the designated Town Center. 905
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As stated previously, allowable building heights within the Town Center vary by location and, in some cases, are more restrictive than current standards. As such, all mixed-use commercial parcels in both the existing Town Center and the proposed expanded Town Center are included in the analysis. Table 4 summarizes commercial square footage by location for both active commercial mixed-use parcels and vacant parcels with a mixed-use commercial designation, along with the total parcel count for each area.
To establish a reasonable basis for calculation, the total square footage was divided by the total number of parcels in each subarea to provide an average square footage per parcel.
Building Floor Area Calculation
To determine the net change in trip generation, each parcel was assumed to accommodate the largest building permissible under applicable coverage and parking requirements.
Per TRPA’s Land Coverage 101 document (January 11, 2016), “the maximum coverage (base + transferred coverage) is 70% for Commercial and Mixed-use Facilities in a Community Plan and facilities in a Center of conforming Area Plan.” A portion of this coverage is allocated to uses other than the building footprint and parking, such as access roadways, loading areas, sidewalks, utility access, and site amenities. For retail and restaurant uses, this ancillary coverage is estimated at 15%. Applying these proportions yields the coverage available for parking and the building footprint, of which about 50% is assumed to be available for the building footprint itself. These coverage estimates were verified by reviewing aerial imagery of existing commercial buildings and parking lot configurations within the MidTown Area Plan boundary.
To convert the maximum allowable building height into an estimated number of stories, the following assumptions were applied per City of South Lake Tahoe staff guidance, noting that the number of stories varies based on building type and roof pitch. For mixed-use buildings with ground-floor commercial space, heights up to 35 feet are assumed to be two stories, heights between 36 and 50 feet are assumed to be three stories, and heights exceeding 50 feet are assumed to be four stories.
Multiplying the maximum allowable building footprint by the estimated number of stories yields the maximum allowable gross floor area (GFA). This calculation was performed under both current and proposed standards, and the difference between the two represents the net change in maximum allowable GFA.
Change in Multi-Family Housing
For mixed-use buildings, commercial uses occupy the ground floor, with upper floors available for residential use. As shown in Table 4, maximum building heights under both current and proposed standards support multi-story buildings in all cases. Therefore, the net change in GFA between current and proposed standards translates directly to a change in multi-family housing units.
An average unit size of 1,000 square feet is assumed for all multi-family dwelling units. The GFA associated with the upper floors of the maximum allowable building was divided by this figure to yield the number of allowable MFDU per parcel. This result was then converted to MFDU per acre and compared against the maximum allowable density to confirm compliance. Where the calculated density exceeded the allowable maximum, the estimated number of MFDU was reduced accordingly.
Once the allowable MFDU per parcel were verified to meet density requirements, the MFDU per parcel was multiplied by the total number of parcels in each subarea to determine the total allowable MFDU by subarea. This calculation was performed under both current and proposed standards, and the difference 906
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between the two represents the net change in MFDU by subarea. Across all districts, total allowable MFDU increases from 1,778 under current standards to 2,228 under the proposed Area Plan — a net increase of 450 MFDU.
Mixed-Use/Commercial Trip Generation Analysis
Trip generation is calculated using the ITE standard rates for Multi-Family Housing (Low-Rise).
Multiplying the standard rates by the total change in MFDU results in the total net trip generation.
Mixed-Use/Commercial VMT Analysis – Maximum Theoretical Impact The mixed-use commercial parcels are located in PIA Zones 10, 12, and 15. Per the guidelines, land uses in these zones have an average PIA Zone VMT per resident of 11.95, 10.31, and 10.76, respectively. The MFDU units are assumed to have an average of 2.3 persons per unit based on the TRPA model and PIA tool.
As shown, the maximum potential change in residential VMT upon adoption of the Area Plan would be 11,651 daily VMT. Applying the 5% non-auto reduction yields an adjusted maximum impact of 11,068 daily VMT.
Mixed-Use/Commercial VMT Analysis – Net Basin Impact
Consistent with the multi-family parcel analysis, these units are assumed to originate from the basin's existing allocation and would otherwise be developed at dispersed locations throughout the basin.
Applying the average VMT per resident of 10.85 for the City of South Lake Tahoe and 16.12 for the Tahoe Basin to the 450 units yields a theoretical baseline VMT of 11,234 daily VMT for these units if they were in another location within the City of South Lake Tahoe and 16,688 daily VMT if these units were moved to another location within the Tahoe Basin. Subtracting the adjusted maximum impact of 11,068 daily VMT from the theoretical baselines results in a net decrease of approximately 166 daily VMT to 5,620 daily VMT.
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Table 4: Midtown Area Plan - Mixed-Use Commercial Parcels (1 of 2) Al Tahoe Center Public Service Center
West of Lodi Ave.
and East of Link Rd.
(In Town Center)
Between
Lodi Ave. and
Link Rd.
Between
Tulare Ave. and
Edgewood Cir
West of
US 50
East of Rufus
Allen Blvd
South of Al
Tahoe Blvd North of Al Tahoe Blvd Total
Mixed-Use Commercial Parcel Information
Total Square Footage 625,817 1,315,495 121,342 232,691 1,029,726 398,990 330,947 4,231,983 Total Mixed-Use Commercial Parcels 24 21 15 17 22 14 15 143 Average Square Foot/Parcel 26,076 62,643 8,089 13,688 46,806 28,499 22,063 Building Floor Area Calculation
Average Developable Coverage (% of Site) 70% 70% 70% 70% 70% 70% 70% Average Developable Coverage (Square Feet) 18,253 43,850 5,662 9,582 32,764 19,949 15,444 Estimated Coverage Other Than Building Footprint and Parking (% of site) 15% 15% 15% 15% 15% 15% 15% Coverage Available for Building Footprint and Parking (Square Feet) 15,500 37,300 4,800 8,100 27,800 17,000 13,100 Coverage Available for Building Footprint (% of Remaining Available) 50% 50% 50% 50% 50% 50% 50% Maximum Allowable Building Footprint (KSF) 7.8 18.7 2.4 4.1 13.9 8.5 6.6 Current Maximum Allowable Height (feet)1 36 36 56 56 56 56 36 Current Maximum Building Height (stories) 3 3 4 4 4 4 3 Current Maximum Building Gross Floor Area (KSF) 23.3 56.0 9.6 16.2 55.6 34.0 19.7 224 Current Maximum Building Gross Floor Area (KSF) for MFDU 15.5 37.3 7.2 12.2 41.7 25.5 13.1 152 Proposed Maximum Allowable Height (feet)2 34 46 34 42 42 46 56 Proposed Maximum Building Height (stories) 2 3 2 3 3 3 4 Proposed Maximum Building Gross Floor Area (KSF) - (C) 11.5 27.3 2.5 5.5 24.7 11.1 0.0 Proposed Maximum Building Gross Floor Area (KSF) - (V) 5.9 18.3 8.2 4.6 6.7 0.0 135.9 Proposed Maximum Building Gross Floor Area (KSF) 15.5 56.0 4.8 12.2 41.7 25.5 26.2 191 Current Maximum Building Gross Floor Area (KSF) for MFDU 7.8 37.3 2.4 8.1 27.8 17.0 19.7 120 Change in MFDU Calculation
Average Square Foot per MFDU 1,000 1,000 1,000 1,000 1,000 1,000 1,000 Calculated MFDU per Parcel - Based on Current Building Height Standards 15 37 7 12 41 25 13 Calculated MFDU per Acre - Density Check 25 26 38 38 38 38 26 Currect Maximum Allowable Density (MFDU per Acre) 15 15 15 25 25 25 15 Current Allowable MFDU per Parcel 9 22 3 8 27 16 8 92
Total Current Allowable MFDU 216 453 42 134 591 229 114 1,778 Calculated MFDU per Parcel - Based on Proposed Building Height Standards 7 37 2 8 27 17 19 Calculated MFDU per Acre - Density Check 12 26 11 25 25 26 38 Proposed Maximum Allowable Density (MFDU per Acre) 65 65 65 65 65 65 65 Proposed Allowable MFDU per Parcel 7 37 2 8 27 17 19 117 Total Proposed Allowable MFDU 168 777 30 136 594 238 285 2,228 Total Change in MFDU -48 324 -12 2 3 9 171 450
Tahoe Sierra Business District Harrison/Sandy District
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Table 4: Midtown Area Plan - Mixed-Use Commercial Parcels (2 of 2) Al Tahoe Center Public Service Center
West of Lodi Ave.
and East of Link Rd.
(In Town Center)
Between
Lodi Ave. and
Link Rd.
Between
Tulare Ave. and
Edgewood Cir
West of
US 50
East of Rufus
Allen Blvd
South of Al
Tahoe Blvd North of Al Tahoe Blvd Total
Trip Generation
Trip Gen Rate (Daily Trips/Unit)3 6.21 6.21 6.21 6.21 6.21 6.21 6.21 Net Trip Generation -295 2,012 -73 15 19 56 1,062 2,796 Vehicle Miles Traveled (VMT)
PIA Zone4 15 15 12 12 10 10 10
PIA Zone VMT per Resident 10.76 10.76 10.31 10.31 11.95 11.95 11.95 Average Residents per Unit 2.30 2.30 2.30 2.30 2.30 2.30 2.30 Residential VMT -1,176 8,018 -280 58 83 248 4,700 11,651 Maximum Potential Change in Commercial Mixed-Use VMT within the Mid-Town Area Plan 11,651 Town Center Non-Auto Reduction 5%
Reduced Potential Increase in Commercial Mixed-Use VMT within the Mid-Town Area Plan 11,068 TRPA Average PIA Zone VMT per Resident5 10.85
Residential VMT If Units Were Elsewhere in the City of South Lake Tahoe 11,234 TRPA Average PIA Zone VMT per Resident6 16.12
Residential VMT If Units Were Elsewhere in the Tahoe Basin 16,688 Net Impact on VMT (compared to Units located elsewhere within the City of South Lake Tahoe) -166 Net Impact on VMT (compared to Units located elsewhere within the the Tahoe Basin) -5,620 Note 3: Daily rates are based on the ITE Trip Generation Manual (12th Edition) Category 220 Multifamily Housing (Low-Rise).
Note 4: Based on TRPA's trip lengths as found in the TRPA Project Impact Assessment Guidelines (August 15, 2025).
Note 5: This represents the average of the zones within the City of South Lake Tahoe Jurisdiction.
Note 6: This represents the average of all 79 PIA Zones within the Tahoe Basin.
Source: LSC Transportation Consultants, Inc.
Tahoe Sierra Business District Harrison/Sandy District
Note 1: Under the current Bijou/Al Tahoe Community Plan (TRPA, October 1995), allowable building height is based on the TRPA Code of Ordinances.
Note 2: Under the proposed Midtown Area Plan , allowable building height will be determined based on district. 909
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PUBLIC SERVICE PARCEL ANALYSIS
The Mid-Town Area Plan is home to the U.S. Post Office, South Lake Tahoe Community Center, Happy Homestead Cemetery, South Tahoe Middle School, Boys and Girls Club of South Lake Tahoe, and South Tahoe Public Utility District (STPUD) facilities. The STPUD owns an additional 93.73 acres surrounding the existing facility. This additional acreage is currently classified as open space. Additional government services found within the mid-town area are the El Dorado County Superior Court and jail, the South Lake Tahoe Department of Motor Vehicles, and the El Dorado County Assessor’s Office.
Some parcels designated as public service do not contain buildings, such as public parking lots. As such, these parcels will not change allowable VMT upon adoption of the Area Plan and are excluded from further analysis. No vacant parcels were found to have a designation of “public service.” Public Service Parcel Land Uses
Public service parcels encompass a variety of land uses; however, only a subset contains buildings that would be affected by changes in maximum allowable building height under the proposed Area Plan. The relevant parcels and associated height changes are as follows:
• Tahoe Sierra Business District – One parcel containing a church. The maximum allowable building height decreases from 38 feet to 34 feet.
• Harrison/Sandy District – Two parcels containing government buildings – specifically the El Dorado Social Services office and the Child Protective Services office. The maximum allowable building height decreases from 56 feet to 42 feet.
• Al Tahoe Center – One parcel containing the U.S. Post Office. The maximum allowable building height decreases from 56 feet to 46 feet.
• Lake Tahoe Community College – One parcel containing the forestry service building. Maximum allowable building height increases from 42 feet to 56 feet. • Public Service Center
o Four parcels containing government buildings – specifically the El Dorado County Superior Court, the El Dorado County Public Defender, and the South Lake Tahoe Police Department.
Maximum allowable building height increases from 38 feet to 56 feet. o Three parcels containing South Tahoe Public Utility buildings. Maximum allowable building height increases from 42 feet to 56 feet.
o One parcel containing the South Lake Tahoe Fire Station 2. The maximum allowable building height increases from 50 feet to 56 feet.
While allowable building heights will change across these parcels, it is unlikely that any of these changes would meaningfully affect trip generation. The land uses in question are destination-driven — that is, visitors travel to these facilities based on need rather than building size or capacity. Increasing the allowable height of a fire station, for example, would not generate additional trips, as demand is independent of building dimensions. Similarly, upper-floor residential uses would not be appropriate or expected for any of these public service land uses.
It can therefore be reasonably concluded that the proposed changes in allowable building height would result in no meaningful change in trip generation or VMT for public service parcels. 910
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RECREATIONPARCEL ANALYSIS
The Area Plan contains several recreation parcels that would be subject to changes in maximum allowable building height under the proposed Area Plan. Some recreation parcels — such as those containing open fields or golf courses — do not contain buildings and are therefore excluded from further analysis. No vacant parcels were found to have a designation of “recreation.” The following parcels contain structures that warrant consideration:
• Tahoe Sierra Business District – One parcel containing the Athletex Life & Sport Club, a locally owned health club and coaching facility. Maximum allowable building height increases from 38 feet to 46 feet.
• Public Service Center – Two parcels containing the South Lake Tahoe Recreation and Aquatic Center and the South Lake Tahoe Ice Arena. Maximum allowable building height increases from 42 feet to 56 feet.
The South Lake Tahoe Recreation and Aquatic Center celebrated its grand opening in April 2026, representing a significant recent public capital investment. The adjacent Ice Arena, while older, is closely associated with the new recreation complex and is similarly unlikely to be redeveloped in the near to medium term. Given the scale and recency of this investment, no change in trip generation or VMT would reasonably be expected for these parcels as a result of the proposed height increase from 42 to 56 feet.
The Athletex sports club underwent a full interior remodel in early 2026 and has operated under new local ownership since 2023, demonstrating a clear ongoing commitment to the site. Near-term redevelopment is therefore unlikely.
In all three cases, these are destination-driven uses where trip generation is governed by membership, programming, and occupancy rather than building height or floor area. Upper-floor residential use would not be typical or appropriate for any of these land uses, and no basis exists to assume that an increase in allowable building height would translate to a meaningful change in the intensity of use.
It can therefore be reasonably concluded that the proposed changes in allowable building height would result in no meaningful change in trip generation or VMT for recreation parcels.
SUMMARY OF MAXIMUM POTENTIAL CHANGES
As shown in Table 5, the maximum potential change in units is approximately 700 multi-family dwelling units. This increase in units results in an increase of 17,096 daily VMT within the Area Plan. However, the overall impact if the same units are located in a different area within the Tahoe Basin, the VMT would be significantly higher, between 17,472 and 25,957 daily VMT. Additionally, each individual project would be subject to VMT analysis. With the small project screening criteria of 1,300 daily VMT, most parcels would likely meet this criteria on a project-by-project basis. 911
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TRANSPORTATION IMPACTCONCLUSIONS
The transportation impacts resulting from the proposed amendments are expected to be within transportation standards. Furthermore, any future redevelopment project in the area plan would be required to complete a TRPA project impact assessment to determine project-specific impacts. The following conclusions are drawn from this analysis.
Transit Facilities
The net increase in residential units within the Town Center could incrementally increase demand for transit services. However, because these units are concentrated within a walkable town center environment where daily needs, services, and amenities are intended to be accessible without a vehicle, the increase in transit demand is expected to be modest. The plan area is already served by multiple existing bus stops and three TTD bus routes, providing sufficient capacity to accommodate any marginal increase in ridership. Adoption of the Mid-Town Area Plan is therefore not expected to result in a significant change in transit demand.
Pedestrian and Bicycle Facilities
Due to the net increase in residential units within Town Centers, an increase in non-auto trips such as walking and bicycling is expected, consistent with the walkable character of the Town Center environment. While no new sidewalks or bicycle facilities are currently proposed as part of the Area Plan, the mid-town area is already served by an established and well-connected network of sidewalks, Class I multi-use paths, and Class II bike lanes that can accommodate this anticipated increase in active transportation activity.
Traffic Generation
The proposed increases in density and building height have the potential to increase traffic generation by a maximum of 4,348 daily vehicle trips across the Area Plan.
Table 5: Mid-Town Area Plan - Vehicle Miles Traveled Summary Within the City of
South Lake Tahoe Within the Tahoe Basin
Parcel Designation
Maximum Potential
Change in Residential
Units
Maximum Potential
Change in VMT
Maximum Potential
Change in VMT
Maximum Potential
Change in VMT
Multi-Family Residential 250 6,028 6,238 9,269
Mixed Use 450 11,068 11,234 16,688
Public Service 0 0 0 0
Recreational 0 0 0 0
Total 700 17,096 17,472 25,957
Net Impact on VMT -376 -8,861
Source: LSC Transportation Consultants, Inc.
Within the Mid-Town Area Plan Boundary
If Units are Located Elsewhere
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Vehicle Miles Traveled
The proposed changes have the potential to increase VMT by a maximum of 17,096 daily VMT across the entire Area Plan. It is important to note that this figure represents a cumulative area-wide maximum, not a project-specific finding. Any future development project would be required to compare its VMT against applicable TRPA screening criteria and/or standards of significance to determine compliance. For projects incorporating retail, restaurant, office, housing, and/or lodging uses, it is reasonable to expect that most would meet VMT standards, either through screening criteria or under the applicable land use standard of significance. Generally speaking, projects within the Town Center would be screened out at VMT levels below 1,300 daily VMT, though projects above that threshold may still demonstrate compliance depending on the specific land uses proposed.
It is also important to consider the area-wide VMT increase in the context of the TRPA residential unit allocation system. Because no new residential units may be introduced to the Tahoe Basin, only redistributed from one location to another, the units drawn into the Town Center under the proposed Area Plan would have otherwise been developed elsewhere in the basin. When the baseline VMT associated with those units at their prior dispersed locations is accounted for, the net effect of concentrating them within the Mid-Town Town Center is a decrease of approximately 376 to 8,861 daily VMT within the Tahoe Basin.
913
Mid-Town Area/Specific Plan
Final IS/ND
282
Appendix D: Redlined Mid-Town Area Plan Draft with
Summary of Post Circulation Changes
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283
Summary of Post-Circulation Changes: Mid-Town Area Plan Minor non-substantive changes were made to the draft Mid-Town Area Plan during the 30-day circulation period. The changes are summarized below and shown in the following redlined document. These changes were for formatting and clarification purposes only and do not change the environmental analysis.
1. Land Acknowledgement added – after title page
2. Chapter 3, Vision and Guiding Principles moved to Chapter 1 – page 1 a. Community Involvement section added – page 3
3. Chapter 1, Introduction, moved to Chapter 2 – page 5
4. Chapter 2, Legal Authority and Setting moved to Chapter 3 – page 9
5. The following language has been added to “Special Considerations” for the Public Service Center District – page 28
a. “Public service parcels and project areas over 1/3 acre may also use an alternative coverage system that incentivizes clustering services in high capability lands. The Mid-Town Area Plan will further realization of the 56-Acres Master Plan site as a world-class park rooted in public service through open spaces, cultural preservation, and environmental stewardship.”
6. The following language has been added under Level of Service/Vehicles Miles Traveled in the discussion of free right turns– page 45
a. “While these turning movements facilitate vehicle traffic, they can create hazardous situations, specifically where bicycles are traveling through intersections.”
7. The bold language has been added Policy 1.05 User Conflict Avoidance – page 51 a. “Explore opportunities to designate separate pedestrian and bike/scooter lanes or other mitigation measures through high traffic areas to reduce user conflicts, maintaining consistency with state guidance on bike facilities.”
8. The following policy has been added under transportation goal 5 – page 53 a. “Policy 5.4 Open Space and Connectivity: Protect undisturbed sensitive lands within Town Centers by establishing open space or park corridor connections to areas outside Centers.”
9. The bold language has been added to the project description for transportation implementation item 2 – page 54
a. “Connect Oakland Ave to the existing Class I on Modesto with a Class II bike lane or Class III bike route, or explore other improvements to facilitate pedestrian access from El Dorado Ave towards Lake Tahoe Blvd.”
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Mid-Town Area/Specific Plan
Final IS/ND
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10. The bold language has been added to the project description for transportation implementation items 3 and 4 – page 54
a. “Specific improvements to be identified through the Highway 50 Road Safety Audit, South Lake Tahoe Multimodal Mainstreet Corridor Plan, and the City of South Lake Tahoe’s Vision Zero Action Plan and Countermeasure Toolbox. Consider changes that enhance safety and emphasize bike and pedestrian access through the 56- Acres Master Plan site.”
11. The following language has been added under Best Management Practices: Area-wide Stormwater Infrastructure – page 69
a. “To account for maintenance, properties with BMP Certificates issued or re-issued within five years are eligible for 100 TMDL percent credit when registered, whereas properties with certificates more than five years old only receive 50 percent TMDL credit.”
12. The following policy has been added under natural resources goal 4 – page 76 a. ‘Policy 4.4 SEZ Restoration Utilize the updated Bailey Mapped Land Capability Map to more accurately delineate SEZs. Coordinate with public agencies and private property owners to prioritize and target the removal of development and land coverage from the delineated SEZs and from the TRPA designated Stream Restoration Plan Areas.”
13. The bold language has been added to the following policies under Art, Cultural, and Historic Resources Goal 3 – page 80
a. “Policy 3.1 Archeological Discoveries: Treat all newly discovered archeological finds as significant resources, halting operations until evidence to the contrary has been provided by a qualified archaeologist.”
b. “Policy 3.2 Paleontological Discoveries: Treat all newly discovered paleontological finds as significant resources, halting operations until evidence to the contrary has been provided by a qualified archaeologist.”
14. Lakeshore and Lakezone uses have been eliminated as a unique section in the Permissible Uses (table 10) and have been incorporated into the general list as allowed under current planning documents – page A4-A6
a. Consistent changes have also been made to Appendix B, Use Definitions – page B10 and B14-B15.
15. The bold language has been added to landscaping standard 1.D. – page A32 a. “Preserve existing trees and other natural features as much as possible and incorporate them into the site layout.”
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1 Mid-Town Area/Specific Plan
Reshaping the heart of South Lake Tahoe
City of South Lake Tahoe 7/20/26 IS/ND Public Review Draft 917
Adopted by City Council of South Lake Tahoe TBD
Adopted by Tahoe Regional Planning Agency Governing Board TBD 918
Land Acknowledgement
The City of South Lake Tahoe acknowledges the lands we occupy today are the lands and home of the Wašíšiw, the people from here known today as the Washoe Tribe of Nevada and California, a sovereign nation. Since the beginning of time and for thousands of years before the arrival of any other people, the Washoe lived here and cared for this place, with values and intention that we can all learn from. On behalf of the City Council, I would like to acknowledge, thank, and honor the Indigenous Washoe Tribal Communities that are the past, present, and future stewards of the Lake Tahoe Basin.
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Credits
South Lake Tahoe City Council
Cody Bass, Mayor
Keith Roberts, Mayor Pro Tem
Scott Robbins
David Jinkens
Heather Horgan
South Lake Tahoe Planning Commission
Julia Lucksinger, Chair
Gavin Feiger, Vice Chair
Steven Imhoff
Doug Williams
Erika Gonzalez
City of South Lake Tahoe
Hilary Roverud, Interim City Manager
Zachary Thomas, Director, Development
Services
John Hitchcock, Planning Manager
Anna Kashuba, Senior Planner
Gretchen Schooleman, Assistant Planner
Emily Dougherty, Engineering Technician
Jessica Wackenhut-Lomeli, Housing
Manager
Design Workshop
Steve Noll, Principal
Eric Krohngold, Senior Associate
Emily Carpenter
Tracy Davidson
Washoe Tribe of Nevada and California
Herman Filmore, Culture and Language
Resources Director
Community and Stakeholders
We sincerely thank each individual for their
time and effort in participating in public
workshops, attending public hearings, and
submitting comments.
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Tahoe Regional Planning Agency Governing
Board
Hayley Williamson, Chair
Vince Hoenigman, Vice Chair
Francisco Aguilar
Shelly Aldean
Alexandra Leumer
Ashley Conrad-Saydah
Ben Kieckhefer
Belinda Faustinos
Cody Bass
Meghan Hays
Alexis Hill
Cindy Gustafson
Vinson Guthreau
Brooke Laine
Wesley Rice
Tahoe Regional Planning Agency Advisory
Planning Commission
Brendan Ferry, Chair
Ellery Foster, Vice Chair
Jennifer Carr
Zachary Thomas
Jason Drew
Robert Erlich
Crystal Jacobsen
Harry Swenson
Kevin Hill
Ben Letton
Eric Young
Kate Moroles-O’Neil
Heather Ferris
Brad Altman, PE
Garth Alling
Chief Chad Stephen
Serrell Smokey
Ashley Sibr
Steve Teshara
Tahoe Regional Planning Agency
Julie Regan, Executive Director
John Hester, Chief Operating Officer and
Deputy Executive Director
Graham St. Michel, General Counsel
Karen Fink, Long Range Planning Director
Michelle Brown, Long Range Planner
Alyssa Bettinger, Senior Planner
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Table of Contents
CHAPTER 1 VISION AND GUIDING PRINCIPLES ........................................................ 1 Vision Statement ......................................................................................................................... 1 Guiding Principles ........................................................................................................................ 1 Community Involvement ............................................................................................................. 3 CHAPTER 2 INTRODUCTION .................................................................................... 5 Setting and History ...................................................................................................................... 5 Previous Planning Documents ..................................................................................................... 5 Area Plan Adoption ...................................................................................................................... 6 Organization of the Area Plan ...................................................................................................... 7 CHAPTER 3 LEGAL AUTHORITY AND REGULATORY SETTING ................................... 9 Tahoe Regional Planning Agency ................................................................................................. 9 State of California ...................................................................................................................... 13 City of South Lake Tahoe ........................................................................................................... 14 Appeals ...................................................................................................................................... 16 CHAPTER 4 LAND USE AND COMMUNITY DESIGN ................................................ 20 Existing Conditions ..................................................................................................................... 20 Land Use Districts ...................................................................................................................... 25 Goals and Policies ...................................................................................................................... 34 CHAPTER 5 ECONOMIC DEVELOPMENT ............................................................... 36 Existing Conditions ..................................................................................................................... 36 Goals and Policies ...................................................................................................................... 38 CHAPTER 6 DEMOGRAPHICS AND HOUSING ........................................................ 40 Existing Conditions ..................................................................................................................... 40 Goals and Policies ...................................................................................................................... 41 CHAPTER 7 TRANSPORTATION AND CIRCULATION ............................................... 44 Existing Conditions ..................................................................................................................... 44 Goals and Policies ...................................................................................................................... 51 922
Implementation ......................................................................................................................... 54 CHAPTER 8 PUBLIC/QUASI-PUBLIC FACILITIES AND SERVICES ............................... 58 Existing Conditions ..................................................................................................................... 58 Goals and Policies ...................................................................................................................... 59 CHAPTER 9 NATURAL RESOURCES AND WATER QUALITY ..................................... 62 Existing Conditions ..................................................................................................................... 62 Goals and Policies ...................................................................................................................... 74 Implementation ......................................................................................................................... 77 CHAPTER 10 ART, CULTURAL, AND HISTORIC RESOURCES .................................... 79 Existing Conditions ..................................................................................................................... 79 Goals and Policies ...................................................................................................................... 79 CHAPTER 11 RECREATION AND OPEN SPACE ........................................................ 82 Existing Conditions ..................................................................................................................... 82 Goals and Policies ...................................................................................................................... 84 CHAPTER 12 SAFETY AND NOISE .......................................................................... 87 Existing Conditions ..................................................................................................................... 87 Goals and Policies ...................................................................................................................... 89 CHAPTER 13 IMPLEMENTATION ........................................................................... 91 Implementation Strategies ........................................................................................................ 91 Green Building Incentive Program ............................................................................................. 94 Areawide Improvements ........................................................................................................... 97 Appendix A: Development and Design Standards ................................................... 0 Applicability ................................................................................................................................. 0 Permissible Uses .......................................................................................................................... 1 Density ......................................................................................................................................... 7 Land Coverage and Development Rights ................................................................................... 10 Residential Uses and Design ...................................................................................................... 13 Site Design ................................................................................................................................. 15 Building Design .......................................................................................................................... 25 Other Site Improvements .......................................................................................................... 30 Right-of-way Improvements ...................................................................................................... 39 Environmentally Sensitive Parcels ............................................................................................. 40 923
Appendix B: Use Definitions ................................................................................... 1 Appendix C: References ......................................................................................... 1 Index of Tables
Table 1: Regional Plan Conceptual Land Uses ................................................................................. 9 Table 2: General Plan Land Uses ................................................................................................... 15 Table 3: Existing Land Uses............................................................................................................ 20 Table 4: Mapped Land Capability (Bailey) ..................................................................................... 62 Table 5: Existing Land Coverage and Impervious Surfaces ............................................................ 63 Table 6: Load Reduction Targets for Tahoe TMDL ........................................................................ 64 Table 7: CSLT 2026 Load Reduction Requirements ....................................................................... 64 Table 8: City of South Lake Tahoe Hazard Significance Summary ................................................. 88 Table 9: Community Noise Equivalent Level ................................................................................. 89 Table 10: Permissible Uses .............................................................................................................. 1 Index of Figures
Figure 1: Context Map: City of South Lake Tahoe ........................................................................... 8 Figure 2: Regional Plan Conceptual Land Use and Town Center (existing) ................................... 11 Figure 3: Regional Plan Conceptual Land Use and Town Center (as amended by Mid-Town Area Plan) .............................................................................................................................................. 12 Figure 4: General Plan Land Uses .................................................................................................. 17 Figure 5: Existing Land Uses .......................................................................................................... 22 Figure 6: Lake Tahoe Airport Overflight Safety Zones ................................................................... 24 Figure 7: Mid-Town Districts ......................................................................................................... 32 Figure 8: Special Designations ....................................................................................................... 33 Figure 9: Annual Unemployment Rates ......................................................................................... 37 Figure 10: Monthly Unemployment Rates .................................................................................... 37 Figure 11:Existing Transportation Facilities ................................................................................... 50 Figure 12: Proposed Transportation Facilities ............................................................................... 57 Figure 13: Mapped Land Capability (Bailey) .................................................................................. 65 Figure 14: Existing Land Coverage ................................................................................................. 67 Figure 15:Existing Public Stormwater Infrastructure..................................................................... 68 Figure 16: Source Water Protection Zones ................................................................................... 71 Figure 17: Scenic Resources .......................................................................................................... 72 Figure 18: Mid-Town Districts with Town Center Overlay............................................................... 1 924
MTAP 2026 Vision and Guiding Principles ǀ 1
CHAPTER 1 VISION AND GUIDING
PRINCIPLES
Vision Statement
The Mid-Town area shall foster a defined sense of place in central South Lake Tahoe to facilitate ease and pleasure of residents going about their daily lives and give visitors a glimpse of the rich community and culture of South Lake Tahoe’s current and original residents. Enhancement of existing recreation attractions will continue to support a lively and healthy community where all members find belonging. The natural beauty of Lake Tahoe and diversity of City residents shall be reflected in a thoughtful built environment with ample public art where residents and visitors alike can live, learn, explore, engage, and bridge generational and cultural divides.
Guiding Principles
The following principles are derived from topics and themes that were at the forefront of conversations with stakeholders and community members. They are meant to guide plan development and ensure the Mid-Town Area Plan Vision Statement is clear, considered, and consistent with all policies and standards contained within the Plan.
Recreation and Open Space
The abundance of recreation opportunities is a major component of what draws people to visit and reside in the Tahoe Basin. Within the south shore, Mid-Town provides the majority of local public recreation opportunities which will be expanded through the MidTown Area Plan.
Existing recreation uses should be enhanced to provide year-round opportunities to those of all ages, incomes, and abilities. The health and wellbeing of individuals and the community will be served through access to a variety of safe and well-maintained parks, day use areas, event venues, and open spaces.
The Area Plan will leverage the recently completed 56-Acres Master Plan to provide pedestrian-focused public open spaces that introduce and integrate all into the larger South Lake Tahoe Community. All future uses in 56-Acres site will be consistent with the goals of existing uses such as the Recreation and Aquatics Center and El Dorado County Library, to create a hub for open mindedness and connection.
Enhance existing recreation uses to support the health and wellbeing of individuals and the community by providing safe and well-maintained parks, day use areas, event 925
Vision and Guiding Principles ǀ 2
venues, and open spaces.The abundance of recreation opportunities is a major component of what draws people to visit and reside in the Tahoe Basin. The Area Plan will leverage the recently completed 56-Acres Master Plan and existing and proposed infrastructure to provide opportunities for year-round recreation to those of all ages, incomes, and abilities.
Curate recreation spaces that accommodate those of differing abilities and ages.
Built Environment
Create built environment that complements and preserves open space, natural resources, and natural features through sustainable building practices and water quality treatments.Maintain the area’s small-town charm while encouraging redevelopment of vacant and underused sites.
Ensure that new developments recognize the importance of third places and that mixeduse developments anticipate the needs of tenants.
Land Use and Transportation
Town Center businesses, services, and facilities will be further supported through the introduction of residential and mixed-use developments. Locals will have affordable-bydesign housing opportunities that are within walking/biking distance of employers and commercial centers, improving quality of life, providing more time and opportunity for recreation, and increasing patronage of local businesses.
Greater residential density will catalyze growth of an integrated transportation network that is safe, reliable, and optimized for different modes of transportation and weather conditions.
Address gaps in forming a safe and interconnected active transportation networkIntentional improvements will , with an emphasis to address transportation network gaps, increasinge traveler safety for students and youth travelingbetween popular locations such as between South Tahoe Middle School, Boys and Girls Club56- Acres Master Plan site, LTCC/playing fields, Bijou Park, and residences.
Explore mitigation measures for congested areas and bike/scooter/pedestrian conflicts.
Built Environment
The intrinsic value of Lake Tahoe should be reflected in a thoughtful built environment that complements and preserves open space, natural resources, and natural features through sustainable building practices and water quality treatments. Development should maintain the area’s small-town charm while welcoming creative use of vacant and underused sites.
The evolution of the Mid-Town area will result in more third places where needs or interests not met in the home (first place) or at work (second place) can be addressed. 926
Vision and Guiding Principles ǀ 3
Third places provide the opportunity for planned and by-chance encounters and should not be cost-prohibitive.
Developments should anticipate and cater to the specific needs of tenants through community space and amenities that improve quality of life and success of businesses.
Arts and Culture
Appreciate and recognize all aspects and individuals of our community through art that inspires self-discovery, critical thinking, creativity, and connection. Both public and private spaces are encouraged to embrace meaningful art.
The abundance of recreation opportunities is a major component of what draws people to visit and reside in the Tahoe Basin. The Area Plan will leverage the recently completed 56-Acres Master Plan and existing and proposed infrastructure to provide opportunities for year-round recreation to those of all ages, incomes, and abilities.
In addition to the recreation hubs within the plan area, there were three (3) TRPA designated Town Centers which contain shopping, dining, and resident-serving uses, such as gyms, postal offices, healthcare providers, and government offices. However, the area currently lacks the interconnectedness of a true Town Center where greater residential densities complement the mixture of commercial uses.
Community Involvement
Consistent with Regional Plan Policy LU-4.6 and the intention of area plans “to be responsive to the unique needs and opportunities of communities of the region,” staff conducted extensive outreach. From August 2024 to September 2026, staff hosted or attended 37 events to solicit feedback on the plan's contents. The City also participated in two adjacent efforts (not led by City staff or consultants) that brought further insight. This included participation in the Tahoe Chamber's South Shore Business Walk where City staff and other Tahoe Chamber representatives conducted door-to-door outreach to local businesses. Survey questions were presented and discussed to gauge the health and needs of businesses and business owners. The City also participated in the National Association of Realtors' Transforming Neighborhoods Program. The South Tahoe Association of Realtors was awarded this professional assistance and chose to align the process with Mid-Town efforts.
Outreach was conducted in a manner that would produce a plan that is representative of all the ways our City is experienced. Input was received from high school and college students, 13 private stakeholder meetings, including multi-day workshops 6 agency coordination meetings
4 open houses 3 community events
9 public hearings
2 community talks
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Vision and Guiding Principles ǀ 4
members of our community that hold valuable perspectives which are not heard often enough.
Open houses were held in different languages and locations to allow space for comments to be provided by those who may otherwise feel estranged from local government processes.
Members of the Washoe Tribe could not fully participate in this effort due to capacity constraints. Policies have been included that allow the Mid-Town Area Plan to not only acknowledge the Washoe Tribe, but also reincorporate tribal culture, practices, and values in the evolution of the City. Such policies are meant to serve as a placeholder for further collaboration with the Washoe Tribe.
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MTAP 2026 Introduction ǀ 5
CHAPTER 1 2 INTRODUCTION
The Mid-Town Area Plan (Area Plan) is a comprehensive framework that prioritizes the well-being of residents by improving recreation opportunities, promoting walkability, supporting economic activity, and promoting sustainable growth. The Area Plan is consistent with the City of South Lake Tahoe General Plan (General Plan) and the Tahoe Regional Planning Agency’s Regional Plan. Other City documents that influence and inform the Area Plan include the 56-Acres Master Plan;1 Climate Action Plan; Americans with Disabilities Act (ADA) Self-Evaluation and Transition Plan; Local Hazard Mitigation Plan; and the 2023-2028 Strategic Plan. The contents are intended to strengthen an individual’s sense of belonging, encourage community, and create sustainable and safe neighborhoods.
Setting and History
The Mid-Town plan area consists of approximately 780 acres on the south shore of Lake Tahoe, in central South Lake Tahoe (Figure 1). This area, the greater Tahoe Basin, and surrounding region are the original homelands of and were historically under the care of the Waší∙šiw (Washoe people). Washoe lived on and alongside the land until 1858 when discovery of the Comstock Lode brought an influx of Euro-Americans to the area. These events led to the first permanent developments in the area, log-framed homes serving tourists escaping the city and miners looking for work. The Washoe people were displaced as settlers privatized land, exploited natural resources, and suppressed Washoe culture. A year-round population developed in the 1950s when Nevada gaming regulations were relaxed. As of 2021 there were approximately 1,550 official Washoe tribal members living on reservations, on ancestral territory in the Tahoe Basin and Carson Valley, and in the San Francisco Bay area (Guimarães Dodds, 2009).
Many facilities that served early settlers were in the Mid-Town plan area, specifically within the 56-Acres site. These included government offices; the Tahoe Basin’s first medical facility; and for a brief period, City Hall. The structure that is currently the Lake Tahoe Historical Museum (3058 Lake Tahoe Blvd.) was built in 1959 as the El Dorado County Library to serve the south shore (Miller & Root, 2021).
Previous Planning Documents
The Mid-Town Area Plan combines parcels from four plan area statements and one community plan under a single guiding framework. The Area Plan will replace the Bijou/Al Tahoe Community Plan and Tahoe Sierra (Sierra Tract) Commercial Plan Area Statement (PAS) in their entirety.
Select parcels from the Al Tahoe PAS, Bijou Meadows PAS, and Highland Woods PAS have been incorporated to eliminate split zoning and incorporate public service uses within the plan area. 1 This is not a TRPA-approved master plan.
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MTAP 2026 Introduction ǀ 6
The Bijou/Al Tahoe Community Plan was adopted in October of 1995 and most recently amended in January 2022. It directed development for most areas now under the Mid-Town Area Plan, including Lake Tahoe Community College, South Tahoe Middle School, and publicly owned facilities within the 56-Acres Master Plan site. The Bijou/Al Tahoe Community Plan focused on propelling commercial, tourist, and recreation activities while ensuring that physical development was consistent with the environment and ecology of the area. In development of the City’s 2011 General Plan, the following were identified by residents as neighborhood priorities for the Bijou/Al Tahoe Community Plan:
• Expand role as an economic center along Highway 50 [Lake Tahoe Blvd.] and at Lake Tahoe Community College.
• Develop new social centers in places like Lakeview
Commons and Lake Tahoe Community College.
• Construct a new government center in the Bijou/Al
Tahoe Community Plan Area.
Plan area statements were established by Tahoe Regional Planning Agency’s 1987 Regional Plan. They provide goals, policies, and land use regulations at a neighborhood level. Each PAS includes permissible uses and maximum densities, while all other development standards default to South Lake Tahoe City Code (SLTCC) or TRPA Code of Ordinances (TRPA Code).
With the Mid-Town Area Plan, the Tahoe Sierra (Sierra Tract) Commercial PAS is the last commercial zone to be incorporated into an area plan or community plan. The creation of the Tahoe Sierra (Sierra Tract) Commercial PAS and adjacent Highland Woods PAS left numerous parcels bisected between the plans.
The Mid-Town Area Plan proposed to correct this by
incorporating the entirety of the parcels in the Area Plan except for parcels where this would cause foreseeable conflicts with neighboring uses.
Select parcels from the Bijou Meadows and Al Tahoe PAS are incorporated in the Area Plan. These include the Bijou Golf Course, Bijou Meadow, Bijou Community Park (PAS 101, Special Area #1), South Tahoe Public Utility District lands, public parking lots, and the City of South Lake Tahoe Fire Station #2.
Area Plan Adoption
The Mid-Town Area Plan shall be adopted by the South Lake Tahoe City Council and TRPA Governing Board at respective public hearings. The Area Plan becomes effective immediately after adoption by TRPA and at that time will replace the previously noted documents. The applicable plan area statements will remain effective for parcels not included. 930
MTAP 2026 Introduction ǀ 7
Organization of the Area Plan
The structure of this plan mimics that of the City of South Lake Tahoe’s General Plan. Chapter 1 details the vision for the Mid-Town area, developed through extensive community engagement with residents, business owners, community organizations, and other stakeholders. Following this section, the regulatory setting of South Lake Tahoe and the City’s authority to adopt an area plan/specific plan are discussed. Chapter 3 details the vision for the Mid-Town area, developed through extensive community engagement with residents, business owners, community organizations, and other stakeholders. Subsequent chapters describe the existing conditions and community priorities through policy direction. An implementation chapter is included which identifies further actions for achieving the Plan’s goals. Lastly, development and design standards are provided to guide site improvements and create cohesive yet distinguishable districts.
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MTAP 2026 Introduction ǀ 8
Figure 1: Context Map: City of South Lake Tahoe
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MTAP 2026 Legal Authority and Regulatory Setting ǀ 9
CHAPTER 2 3 LEGAL AUTHORITY AND
REGULATORY SETTING
While all plans created by the City of South Lake Tahoe must comply with policies and regulations established by the State of California, many documents, including area plans, must also be approved by the Tahoe Regional Planning Agency. This section describes the policy and regulatory framework surrounding the Mid-Town Area Plan.
Tahoe Regional Planning Agency
The Tahoe Regional Planning Agency (TRPA) was established in 1969 through a bi-state compact (Compact) adopted by California and Nevada and signed into action by President Richard Nixon.
Per the Compact, the organization’s purpose is to establish Environmental Threshold Carrying Capacities (threshold standards) and develop attainment methods to maintain Lake Tahoe’s clarity and guide orderly growth and development in the Tahoe Basin. TRPA’s primary guiding document is the Regional Plan, executed through the TRPA Code of Ordinances. TRPA also serves as the Tahoe region’s federally designated metropolitan planning organization (MPO), tasked with carrying out transportation planning.
Regional Plan
TRPA’s Regional Plan was adopted in 1986, updated in 2012, and has undergone several amendments since. The plan guides development in the Tahoe Basin in a manner to achieve and maintain its established threshold standards. In addition to goals and policies, the plan directs land use in the basin through plan area statements, community plans, and area plans as referenced throughout this document. Plan area statements and districts within community plans or area plans are associated with a land use classification. The Mid-Town region is comprised primarily of the mixed-use and recreation land uses designations (Table 1).
Table 1: Regional Plan Conceptual Land Uses
Regional Plan Conceptual Land Use Area (acres) Percent of Plan Area Mixed-Use 384 51.8%
Recreation 299 40.3%
Conservation 56 7.5%
Residential 3 0.4%
Backcountry 0 0%
Resort Recreation 0 0%
Wilderness 0 0%
Tourist 0 0%
The Regional Plan’s Conceptual Regional Land Use map identifies three locales within Mid-Town as Town Center districts. With the adoption of this Plan, the Town Center shall be expanded to include all eligible parcels that are not identified as stream restoration areas. The parcels 933
MTAP 2026 Introduction ǀ 10
consisting of Bijou Community Park and Bijou Golf Course and Meadow are Recreation. Several parcels bordering Trout Creek are identified as stream restoration priority areas. These classifications as defined in the Regional Plan are included below.
Town Center Town Centers contain most of the Region’s non-residential services and have been identified as a significant source of sediments and other contaminants that continue to enter Lake Tahoe. Town Centers are targeted for redevelopment in a manner that improves environmental conditions, creates a more sustainable and less auto-dependent development pattern, and provides economic opportunities in the Region.
Mixed-Use Mixed-use areas are urban areas that have been designated to provide a mix of commercial, public services, light industrial, office, and residential uses to the Region or have the potential to provide future commercial, public service, light industrial, office, and residential uses.
The purpose of this classification is to concentrate higher intensity land uses for public convenience, and enhanced sustainability.
Recreation Recreation areas are non-urban areas with good potential for developed outdoor recreation, park use, or concentrated recreation.
Lands which this plan identified as recreation areas include (1) areas of existing private and public recreation use, (2) designated local, state, and federal recreation areas, (3) areas without overriding environmental constraints on resource management or recreational purposes, and (4) areas with unique recreational resources which may service public needs, such as beaches and ski areas.
Stream
Restoration
Stream Restoration Plan Areas are Stream Environment Zones along major waterways that have been substantially degraded by prior or existing development. Individual Restoration Plans should be developed for each Stream Restoration Plan Area in coordination with the applicable local government and property owners in the plan area.
Restoration Plans may be developed as a component of an Area Plan or as a separate document and should identify feasible opportunities for environmental restoration.
See Figure 8, Special Designations for parcel locations. 934
MTAP 2026 Introduction ǀ 11
Figure 2: Regional Plan Conceptual Land Use and Town Center (existing)
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MTAP 2026 Introduction ǀ 12
Figure 3: Regional Plan Conceptual Land Use and Town Center (as amended by Mid-Town Area Plan)
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Area Plans
Realizing the need for community level plans and the importance of resident and stakeholder input, in 2012 TRPA updated the Regional Plan and Code of Ordinances Chapter 13 to encourage local jurisdictions to adopt area plans to supersede dated plan area statements. Area plans allow jurisdictions the opportunity to create area specific standards, though all policies and standards must be consistent with goals and policies of the Regional Plan. Once adopted, an area plan is considered a component of the Regional Plan.
In addition to adopting an area plan, TRPA must also certify the plan annually. To do so, TRPA conducts an annual audit of projects permitted within the plan area to confirm they comply with plan standards. A four-year recertification is also completed based on Regional Plan Goals and Policies DP-2.1 to review load reductions as discussed in Chapter 9, Natural Resources and Water Quality: Water Quality. This process shall be completed in accordance with TRPA Code of Ordinances Section 13.8.
Community Plan
Much of the land to be incorporated in the Mid-Town Area Plan was previously under the Bijou/Al Tahoe Community Plan, which the Area Plan replaces in its entirety. The City adopted the Community Plan in October of 1995. It was only intended to be in place until 2007. The primary areas of focus were infrastructure improvements to commercial and tourist uses; incorporation of bicycle and pedestrian transportation infrastructure; and expanded recreation opportunities, such as improved lake access, campground expansion, and extensions of bike trail systems. Many of these concepts are carried on through the Mid-Town Area Plan, with an added emphasis on local life and housing availability.
Metropolitan Planning Organization
TRPA is the Tahoe region’s federally designated metropolitan planning organization, or the Tahoe Metropolitan Planning Organization (TMPO). TMPO /TRPA was responsible for preparing a Sustainable Communities Strategy (SCS) in accordance with California Senate Bill 375 to align transportation, housing, and land use decisions toward reduced GHG emissions consistent with targets set by the California Air Resources Board (CARB). The Connections 2050: Regional Transportation Plan serves as TMPO /TRPA’s SCS.
Standards in Mid-Town Area Plan are consistent with the Regional Transportation Plan/SCS goals and policies in that they aim to increase housing where services, amenities, and recreation opportunities exist (Tahoe Regional Planning Agency, 2025).
State of California
Specific Plans
California Government Code Section 65450 et seq. allows jurisdictions with compliant general plans to prepare specific plans when directed to do so by the local legislative body. Specific plans shall state their relationship to the general plan, and display through text and supporting diagrams existing land use patterns, existing and proposed public and private essential infrastructure (transportation, water, drainage, etc.), development standards, resource 937
MTAP 2026 Introduction ǀ 14
conservation standards, and implementation measures necessary to carry out the aforementioned.
For ease of reference the Mid-Town Area Plan is most often called an area plan; however, it complies with requirements for specific plans and qualifies as such under California statute.
Regulatory Agencies
The City’s main arterial road is US Highway 50, locally named Lake Tahoe Boulevard. The California Department of Transportation (Caltrans) is responsible for its design, implementation, and maintenance. While Lake Tahoe Boulevard serves as the primary road for through traffic, certain sections have features of local roads with direct access to businesses and some residences. As discussed in Chapter 7, Transportation and Circulation, the City works closely with Caltrans to address local needs while maintaining a high level of service.
The California State Lands Commission oversees shorezones and submerged lands, including those of Lake Tahoe within California. As appropriate, such lands are preserved, restored, or developed with compatible recreation or economic uses. The State Lands Commission is also responsible for resolving boundary disputes between public and private lands.
City of South Lake Tahoe
To the extent possible, the City of South Lake Tahoe must adhere to both the Compact and California State law. Area Plans may contain substitute standards to those in TRPA Code of Ordinances. Substitute standards are intended to concentrate development in town centers and increase development incentives. Area plan standards must be consistent with meeting environmental thresholds and increasing housing availability. Purely local matters remain under the City’s authority.
General Plan
The City of South Lake Tahoe’s 2011 General Plan identifies four (4) different land use categories within Mid-Town. These various categories reflect the areas’ variability and ability to support the surrounding residential uses. It is the goal of this Plan to create and enhance the identifying characteristics of these areas, while maintaining a cohesive, community-oriented atmosphere.
The General Plan identifies three (3) citywide social centers (Lake Tahoe Community College; social service and public safety offices of the City of South Lake Tahoe and El Dorado County at the intersection of Johnson Blvd. and Al Tahoe Blvd; and the 56-Acres project area) and one neighborhood gathering place (Lakeview Commons and El Dorado Beach) within the plan area.
Neighborhood
Center
This designation provides for commercial, and tourist uses supported by high-density residential. This use supports horizontal and vertical mixed-use developments. This designation is applied to areas that are currently developed with commercial and/or tourist uses, areas of existing excess land coverage, and areas that are near commercial, employment, transit, and public services.
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MTAP 2026 Introduction ǀ 15
Table 2: General Plan Land Uses
Land Use Designation Area (acres) Percent of Plan Area
Recreation 352 47.5%
Special District 214 28.9%
Conservation 56 7.5%
Town Center 55 7.5%
Neighborhood Center 53 7.2%
High Density Residential 6 0.9%
Mixed-Use 3 0.5%
Low Density Residential 1 0.1%
Tourist 0 0.0%
The following are General Plan policies that direct responsible growth and redevelopment of Mid-Town.
Policy LU-1.6: Civic Center Creation The City should explore the financial feasibility of consolidating City administrative uses on one City-owned property in the Bijou/Al Tahoe Community Plan area.
Policy LU-1.8: Future Commercial Floor Area (CFA) Commodities The City shall pursue the maximum amount of available Commercial Floor Area that can be allocated by the Tahoe Regional Planning Agency, up to an additional 386,000 square feet above 2009 levels, in order to use it as an incentive for revitalization, economic growth, and urban renewal. The City should target future CFA commodities as follows:
Town Center This designation provides for a mixture of uses including tourist accommodation, commercial, intensive recreation, high-density residential, and mixed-use residential. This designation is applied to areas that are currently developed as commercial/visitor centers, have excess land coverage, where vertical mixed-use projects are appropriate, and are near commercial, employment, transit, and public services.
Special
District
This designation provides for unique land uses that require flexibility or special considerations. This includes public facilities, industrial uses, and transportation uses (i.e., airport).
Special districts within the Mid-Town plan area include the Lake Tahoe Community College campus, South Tahoe Middle School and Lake Tahoe Unified School District offices, South Tahoe Public Utility District, Happy Homestead Cemetery, and social service and public safety offices of the City of South Lake Tahoe and El Dorado County.
Recreation This designation provides for outdoor recreation areas, active and passive recreational uses, habitat protection, and public/quasi-public uses. This designation is applied to areas with existing or proposed outdoor recreation and areas without overriding environmental constraints. 939
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Bijou/Al Tahoe Community Plan Area: up to 55,000 square feet of new CFA.
Policy LU-1.12: Land Coverage Consolidation The City shall encourage transfers of existing land coverage within identified hydrologic areas to parcels within area plans to provide an incentive for larger mixed-use, commercial, and tourist projects that serve the needs of residents and visitors.
Policy LU-2.1: Community Plan Redevelopment, Expansion, and Upgrade The City shall encourage public and private investment in the expansion and upgrade of commercial and tourist accommodation projects within the Tahoe Valley, Bijou/Al Tahoe, and Stateline/Ski Run community plan areas and use appropriate financing tools, such as redevelopment, to achieve economic and land use goals, as determined as proper to achieve this objective.
Policy LU-2.5: Bijou/Al Tahoe Community Plan Area The City shall encourage the creation of a viable residential neighborhood with appropriate neighborhood amenities and compatible high-quality, family-oriented recreation and public facilities including government offices.
Policy LU-2.8: Community Plan Incentives The City shall provide permit streamlining, commodity increases, coverage increases, and other similar incentives to encourage implementation of General Plan goals and policies.
Appeals
Appeal procedures shall be consistent with TRPA Code of Ordinances Section 13.9 and the Memorandum of Understanding as approved by the City and TRPA. 940
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Figure 4: General Plan Land Uses
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CHAPTER 3 VISION AND GUIDING
PRINCIPLES
The goal of the Mid-Town Area Plan is to foster a more defined sense of place in central South Lake Tahoe to improve the lives of residents and experiences of visitors. The abundance of recreation opportunities is a major component of what draws people to visit and reside in the Tahoe Basin. The Area Plan will leverage the recently completed 56-Acres Master Plan and existing and proposed infrastructure to provide opportunities for year-round recreation to those of all ages, incomes, and abilities.
In addition to the recreation hubs within the plan area, there are three (3) TRPA designated Town Centers which contain shopping, dining, and resident-serving uses, such as gyms, postal offices, healthcare providers, and government offices. However, the area currently lacks the interconnectedness of a true Town Center where greater residential densities complement the mixture of commercial uses. The Area Plan will expand the Town Center boundary to encourage mixed-income housing and redevelopment. Town Center services and facilities will not only be supported by surrounding residential uses, but also by the introduction of mixed-use development.
Vision Statement
Guiding Principles
The following principles are derived from topics and themes that were at the forefront of conversations with stakeholders and community members. They are meant to guide plan development and ensure the Mid-Town Area Plan Vision Statement is considered and consistent with all policies and standards contained within the Plan.
Recreation and Open Space
Enhance existing recreation uses to support the health and wellbeing of individuals and the community by providing safe and well-maintained parks, day use areas, event venues, and open spaces.
Curate recreation spaces that accommodate those of differing abilities and ages.
Built Environment
Ensure that new developments recognize the importance of third places and that mixeduse developments anticipate the needs of tenants.
Create a built environment that complements and preserves open space, natural resources, and natural features through sustainable building practices and water quality treatments.
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Transportation
Address gaps in forming a safe and interconnected active transportation network, with an emphasis to increase safety for students and youth traveling between South Tahoe Middle School, Boys and Girls Club, playing fields, Bijou Park, and residences.
Explore mitigation measures for congested areas and bike/scooter/pedestrian conflicts.
Arts and Culture
Appreciate and recognize all aspects and individuals of our community through art that inspires critical thinking, creativity, and connection.
Land Use
Encourage greater residential densities and mixed-use developments that in turn support affordable housing, local business growth, walkability, and community cohesion.
Maintain the area’s small-town charm while encouraging redevelopment of vacant and underused sites.
Allow for a range of complementary uses and help reduce commercial vacancy. 943
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CHAPTER 4 LAND USE AND
COMMUNITY DESIGN
Land use refers to the composition of the plan area, including use types, neighboring land uses, and overlays which further affect the uses allowed. Community design is identified first through the establishment of land use districts and emphasized through development and design standards in Appendix A.
Existing Conditions
Land Uses Within the Plan Area
There are a wide variety of existing land uses within the plan area. Table 3 summarizes existing uses by acreage and total area.
Table 3: Existing Land Uses
Land Use Area (acres) Percent of Plan Area
Public Service 239 32.3%
Recreation 219 29.6%
Vacant 129 17.4%
Commercial 72 9.7%
Open Space 52 7.0%
Single Family Residential 17 2.3%
Tourist Accommodation 11 1.5%
Multi-Family Residential 2 0.3%
Public Service
The Mid-Town area is home to the U.S. Postal Office, Department of Motor Vehicles, Happy Homestead Cemetery, South Tahoe Middle School, Boys and Girls Club of South Lake Tahoe, and South Tahoe Public Utility District (STPUD) facilities. Local government services found within the Mid-Town include the El Dorado County Superior Court and jail, El Dorado County Assessor’s Office, and El Dorado County Social Services.
Recreation
Recreation is the second largest land use in the plan area. These areas include but are not limited to El Dorado Beach, Bijou Golf Course, Bijou Community Park, and the South Lake Tahoe Community Playfields. Within the 56-Acres Master Plan site are the Campground by the Lake, ice arena, and Recreation & Aquatics Center which opened in April 2026.
Open Space
Approximately 7% of the plan area has not been developed and is deemed open space. Several of these parcels are classified as stream environment zones and are unfit for development, while others contain minimal development such as bike trails. 944
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California Tahoe Conservancy
The California Tahoe Conservancy (CTC) was established in 1984 to protect, restore, and enhance the natural environment of Lake Tahoe. The CTC acquires sensitive lands and restores them by removing development, decompacting and stabilizing soils, and revegetating with native species.
The City of South Lake Tahoe and CTC have been in negotiations regarding an exchange of parcels that would assist each entity in furthering their missions. A number of these parcels are within the Mid-Town area. CTC owns four (4) parcels within the plan area totaling 2.02 acres, three (3) of which are being considered for transfer to the City under the exchange. Two (2) City-owned parcels are under consideration for transfer to CTC.
These parcels are adjacent to the Truckee Marsh and South Tahoe Bikeway. One is overlaid by the 100-year floodplain, making it unfit for development. These two parcels, among others, were identified by community members as desirable for restoration and open space.
Commercial
The plan area’s commercial and tourist accommodation uses are concentrated along Lake Tahoe Blvd. There are a wide range of commercial uses in the plan area, including grocery stores; restaurants and bars; vehicle repair and tire shops; craft and toy stores; services such as insurance and notary; and many more.
Tourist accommodations include Hotel Azure, Tahoe Pines Lodge, Holly’s Place, Tahoe Mountain Inn, Sky Lake Lodge, and Nickelodeon Motel.
Commercial Floor Area
The Mid-Town area contains approximately 500,000 square feet of commercial floor area (CFA). The City of South Lake Tahoe held 6,150 square feet CFA dedicated to developments within the Bijou/Al Tahoe Community Plan boundary which upon the adoption of the Mid-Town Area Plan was made available to all parcels within the plan boundary. CFA held in undesignated City pools may also be allocated to parcels within the plan area as well as transfers between private parties.
Residential
There are approximately 37 single-family residential parcels within the plan area, the majority of which are air space condominiums. The remaining residential parcels are found throughout the periphery of the plan area. There are four multi-family housing parcels, including three duplexes and the Skylark Mobile Home Park which contains 11 homes. 945
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Figure 5: Existing Land Uses
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Neighboring Land Uses
Much of the plan area is adjacent to residential zones. The Al Tahoe and Highland Woods neighborhoods are to the northwest of the plan area, Tahoe Sierra (Sierra Tract) to the southwest, Bijou to the east, and Bijou Pines in the center of (but not included in) the plan area.
The Trout Creek stream environment zone passes between the northern and southern portions of the Mid-Town plan area, while the Upper Truckee River passes along the western edge of the plan area. The northernmost portion of the boundary ends at the high-water line of Lake Tahoe, where the City’s jurisdiction ends. TRPA jurisdiction, however, extends lakeward. A small portion of the plan area boundary, about 1/3 mile in the northeast corner, meets the Tourist zoning designation of the Tourist Core Area Plan.
Lake Tahoe Airport Land Use Compatibility Plan
The Division of Aeronautics’ California Airport Land Use Planning Handbook requires local jurisdictions with public-serving airports to adopt Airport Land Use Compatibility Plans (ALUCP) to promote responsible land use planning that considers the unique noise and safety elements of airports. While this task is generally delegated to counties, the state named the City of South Lake Tahoe as the responsible entity for the Lake Tahoe Airport. The Planning Commission alongside two additional appointees serve as the Airport Land Use Commission (ALUC). This body reviews projects relating to expansion of airport facilities and may be called on to review projects within the airport’s sphere of influence, or Overflight Safety Zones, as exhibited in Figure 6.
Safety Zones 4 and 6 overlay portions of the plan area. Zone 6 is the Airport Traffic Pattern Zone.
It is the least restrictive and all uses are compatible. Safety Zone 4 is the Outer Approach/Departure Zone, with uses ranging from compatible to incompatible. Non-residential densities are limited per Table 4-2 of the ALUCP.
Noise contour bands for 50-55 CNEL (dB) and 55-60 CNEL (dB) overlay portions of the Mid-Town plan area. All uses are compatible in the 50-55 dB range. Single family dwellings, secondary residences, mobile home dwellings, schools, and threshold related research facilities are conditionally compatible in the 55-60 dB range. Conditionally compatible uses will experience moderate noise interference with outdoor activities and with indoor activities when windows are open. The uses shall be allowed so long as outdoor activities are minimal, and construction features are included that reduce interior noise levels to 45 dB.
The entirety of the City is within the ALUCP’s Overflight Notification Area, where aviation-related annoyances may be experienced even when a property is located outside of the established noise contour bands. To inform property owners of this possibility, all residential developments must record an overflight notification.
To reduce hazards to incoming airplanes, multiple airspace protection surfaces are identified.
The approach, runway end sitting surface, horizontal surface, and conical surface layers overlap the plan area. These airspace protection surfaces do not conflict with the proposed building heights. At the lowest point of intersection, the airspace protection surface limits obstructions to 134 feet above the airport elevation. This is beyond the height allowed by TRPA for all zones of the Mid-Town Area Plan.
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Figure 6: Lake Tahoe Airport Overflight Safety Zones
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Land Use Districts
The Mid-Town plan area is separated into six (6) districts for which a unique vision has been created. Below is a brief description of each district and elements the community felt most important to address in the Area Plan.
Tahoe Sierra Business District
Overview
Stakeholders feel the Tahoe Sierra
area should maintain a strong
commercial presence, while
incorporating modest residential uses.
Many parcels are small and near
residential uses. This has been
considered in identifying permissible
uses and design standards to avoid
noise and parking conflicts.
While there is much open space
surrounding the neighborhoods
adjacent to the district, stakeholders
identified multiple parcels they felt appropriate for restoration and open space. Three of these parcels are identified by TRPA as a Stream Restoration Plan Area. The City is in the process of transferring two community identified parcels to the CTC to be maintained as open space.
Automobile infrastructure dominates the area, creating an unpleasant and sometimes unsafe experience for pedestrians and bicyclists. It is not uncommon for driveways to take up most of a parcel’s frontage.
Special Considerations
Transformation of Palmira Avenue into a bike boulevard should be explored to create a safer experience for bikers and to deter use of this street as a shortcut around traffic on Lake Tahoe Boulevard. Signalized intersections other than Sierra Boulevard should be considered as emphasized cyclists crossing points across Lake Tahoe Boulevard. Similar strategies may be applied to roadways shared with heavy bicycle traffic on the northern side of Lake Tahoe Boulevard.
Permissible uses have been expanded and modified to allow for the growth of local businesses that often begin as home occupations but have outgrown the space.
Businesses in this category such as cottage food production, welding, and woodworking are often limited to industrial zones which limits exposure and growth of the business.
Allowing such uses within appropriate areas of Mid-Town creates greater potential for small business growth, community events, larger scale makerspaces, and an overall healthier and more vibrant community.
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Harrison/Sandy District
Overview
Stakeholders view this area of Mid-Town as a “locals’ downtown,” though noted shortcomings in navigating the area. The Sandy Way area suffers from a lack of pedestrian friendly infrastructure, accessibility features, and stormwater improvements.
Parking is limited and many spaces require that vehicles back into roadways, creating unsafe conditions for all users. A complete street plan like that of Harrison Ave. should be explored. Street parking would provide room for sidewalk improvements, while preserving the shared parking structure as exists today. Shared improvements have great potential to spur private redevelopment. Enhanced walkability would further the smalltown charm of the area that community members emphasized should be preserved. This area should be supported by resident and tourist serving commercial uses as well as multifamily residential uses.
The Harrison Ave. area is well established, with strong pedestrian, bike, social, and economic activity. There have been many façade improvements and remodels spurred by the Harrison Ave. Streetscape Improvement Project. While the area is largely built out, there are community identified priorities to decrease congestion, solve parking conflicts, and reduce conflicts between pedestrians and bikes/scooters. Business owners along Harrison Ave. emphasized the importance of community events to the success of their businesses and supported development of more community spaces for year-round events in the neighboring 56-acres site.
Special Considerations
Stakeholders overwhelmingly
shared their appreciation for this
area’s small-town charm and the
many businesses within the
district that they consider locals’
favorites. The streetscape
improvements as discussed
above are especially important
to create a welcoming
environment that supports these
vibrant community hubs.
Careful consideration should be
taken to prevent commercial
parking spaces from being used
by beachgoers, creating conflicts
with business patrons. Additional
public parking facilities and
enforcement mechanisms
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should be explored independently and alongside additional beach access improvements.
Al Tahoe Center District
Overview
Parcels at the corner of Highway 50/Lake Tahoe Blvd. and Al Tahoe Blvd. have significant existing coverage, BMP certificates, and are in a Town Center, all of which provide ample redevelopment opportunity. The proximity of these parcels to major employers such as the Al Tahoe Post Office, Lake Tahoe Community College, Lake Tahoe Unified School District, South Tahoe Public Utility District, and South Lake Tahoe Government Center make them ideal for high density, mixed-use developments. Development standards for this area consider maximizing views of Trout Creek and the surrounding open space.
Redevelopment must emphasize community gathering areas appropriate for the scale of the uses. Mixed-use developments are encouraged to consider commercial occupancy throughout the design process to ensure that the space properly suits the needs of potential tenants.
Special Considerations
Though these large lots can accommodate high levels of development, the parcels within this district are irregular shapes and are owned by several different entities, making cohesive redevelopment challenging. The City should explore redevelopment incentives to transform this outdated strip mall into a mixed-use hub that capitalizes on the neighboring open space.
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Public Service Center
Overview
Mid-Town contains many of the City and region’s
core services that facilitate and enrich residents’
lives. This includes but is not limited to the South
Tahoe Public Utility District; El Dorado County
Library; South Tahoe Middle School; South Lake
Tahoe Police Department; the South Lake Tahoe
Branch of the El Dorado County Superior Court of
California; and the Recreation & Aquatics Center.
Several of the facilities listed above are also
within the 56-Acres Master Plan site (Master
Plan). The Master Plan was adopted in 2022 to
elevate the recreation and community experience
near the existing hubs of Lakeview Commons and
El Dorado Beach. The Master Plan also proposes a
civic center within the site, where all City
departments are centrally located.
Special Considerations
City Council direction for the Mid-Town Area Plan included designation of an arts district.
An official overlay designation was not created; however, a strong arts focus has been applied to the whole plan area. Various policies have been included to confirm priority topics and concepts to be conveyed through art, such as indigenous culture and knowledge, and the cultural ties of many South Lake Tahoe residents.
To facilitate the master and growth plans of the various public serving organizations within this district, the plan allows certain City standards to may be waived by the Director of Development Services for uses where strict application would interfere with the use of specialized equipment, operations, or create an unsafe environment. Public service parcels and project areas over 1/3 acre may also use an alternative coverage system that incentivizes clustering services in high capability lands.
The Mid-Town Area Plan will further realization of the 56-Acres Master Plan site as a world-class park rooted in public service through open spaces, cultural preservation, and environmental stewardship.
Lake Tahoe Community College
Overview
Lake Tahoe Community College (LTCC) is ever-growing to accommodate needs of both students and the greater community. There are many unique considerations in drafting of the permissible uses and design standards for LTCC parcels. Larger colleges regularly house restaurants and convenience stores. These uses should be considered accessory to 952
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the “college” use category when built at an appropriate scale to support student life and events regularly hosted at the college, such as sporting events.
LTCC’s first on-campus housing opened in 2025, though tenancy is limited to California residents as a condition of the funding source. There are additional housing needs for out of state students, exchange students, as well as California-based students who cannot secure housing in the new development. Future on-campus housing options may consider faculty and staff housing, as well as housing for those not associated with the college in order to make funding more accessible.
Special Considerations
LTCC has an extensive facilities master plan that includes improvements to enrich the lives of students and the larger south shore community. Upcoming projects include the Tahoe Basin Public Safety Training Center for fire safety training and demonstrations; a 5 lane, 400-meter, all-weather track; and additional student housing. An alternative comprehensive coverage management system has been created in response to these projects and the growing needs of other public service uses. It is intended to allow more flexibility and encourage thoughtful and sustainable design of larger project areas.
Bijou Recreation District
Overview
Bijou Community Park is a South Lake Tahoe hub where one can participate in several recreation activities or gather with family and friends. While the space is a favorite for many residents, deficient accessibility and parking prevent optimal use of the space.
Design standards provide flexibility in enhancing Bijou Community Park and Golf Course to meet the needs of present and future users. Standards are intentionally broad, as each element of the park should undergo an individual outreach process. Design concepts are shown for the district. These are not proposals, but rather demonstrations of alternative ways the space can be activated to meet greater community needs and desires. 953
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Special Considerations
Accessibility means many things depending on who you ask, all which Bijou Community Park should embrace. Those arriving at the park should have appropriate space to park vehicles, bikes, and other equipment. Park planning should anticipate bus service.
Connections between uses within the site are lacking. One should be able to access multiple areas of the park without passing through parking lots.
Park facilities are included in the City's ADA Self-Evaluation and Transition Plan, adopted on March 12, 2024, with plans to update such facilities based on priority. Features should encourage disabled and able-bodied individuals to interact and share the same space, considering not only physical disabilities, but also sensory impairments, processing disorders, and other conditions.
Accessibility also means low or no barriers to entry. Bijou Park provides a large, versatile space which community members can enjoy at no cost.
Special Designations
The Mid-Town region includes the following special zoning designations as defined in the TRPA Regional Plan, Policy LU-4.1.
Town Center Overlay
Town Centers contain most of the Region’s non-residential services and have been identified as a significant source of sediments and other contaminants that continue to enter Lake Tahoe. Town Centers are targeted for redevelopment in a manner that improves environmental conditions, creates a more sustainable and less auto-dependent development pattern, and provides economic opportunities. High capability parcels in centers are able to transfer in coverage beyond the base allowed and can support higher residential densities. The Town Center overlay is shown in Figures 2 and 3.
Stream Restoration Plan Area
Stream Restoration Plan Areas are Stream Environment Zones along major waterways that have been substantially degraded. Individual Restoration Plans should be developed 954
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for each Stream Restoration Plan Area in coordination with the applicable local government and property owners in the plan area. Restoration Plans may be developed as a component of an Area Plan or as a separate document and should identify feasible opportunities for environmental restoration. There are several parcels included in the Mid-Town Area Plan that are designated by TRPA as a Stream Restoration Plan Area.
Shorezone Tolerance District 4
The shorezones of Lake Tahoe, Fallen Leaf Lake, and Cascade Lake are encompassed in eight shorezone tolerance districts. Structures in the foreshore and nearshore must be consistent with TRPA Code Chapter 83 to avoid interference with the attainment of scenic thresholds. Additional standards applicable to Shorezone Tolerance District 4 include backshore stabilization and access restrictions.
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Figure 7: Mid-Town Districts
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Figure 8: Special Designations 957
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Goals and Policies
Land Use and Community Design Goal 1 – Create an environment with ease of access for all modes of transportation that activates streetscapes.
Policy 1.1 Public Parking Investigate methods of maximizing use of existing public parking, consider shared use agreements, to accommodate peak seasons and special events and reduce business reliance on onsite parking.
Policy 1.2 Shared Parking Encourage consolidation of existing parking areas and shared parking agreements.
Policy 1.3 Business Collaboration Encourage business owners to collaboratively improve the experiences of patrons by completing or contributing to areawide curb, gutter, sidewalk, landscaping, street lighting, and drainage improvements.
Policy 1.4 Sustainable Communities Implement the TMPO’s Regional Transportation Plan and Sustainable Communities Strategy in Mid-Town by implementing a land use pattern where housing supply, transportation, and work opportunities support GHG emission reduction targets.
Policy 1.5 Corridor Beatification Develop incentives for private property owner participation in beautification of scenic corridors.
Policy 1.6 Off-site Improvements Require frontage improvements or alternative contributions for all major redevelopments or new construction.
Policy 1.7 On-site Improvements Maintain design standards that facilitate safe and intuitive connectivity not only within the site, but also to offsite amenities such as sidewalks, bike paths, bus stops, and neighboring parcels where appropriate.
Land Use and Community Design Goal 2 – Curate a built environment that improves aging infrastructure and addresses vacancies while maintaining a small-town atmosphere.
Policy 2.1 Public Service Collaboration Collaborate with other local agencies to streamline improvements of public services.
Policy 2.2 Accelerate Improvements Ensure safety, accessibility, and sustainability upgrades are diligently implemented.
Policy 2.3 ALUCP Consistency Ensure all uses and buildings are consistent with the Airport Land Use Compatibility Plan (ALUCP).
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Policy 2.4 Third Places Facilitate third places, spaces outside of homes and workplaces that serve individual needs and facilitate community building.
Policy 2.5 Redevelopment Pursue Chapter 13 Implementation Strategies that allow the City to play a more active role in infill development and redevelopment.
Land Use and Community Design Goal 3 – Implement design standards that maintain the small-town charm stakeholders overwhelmingly admire about Mid-Town, while creating greater potential for redevelopment and larger building envelopes.
Policy 3.1 Building Placement Shield parking and other undesirable elements from view by placing structures towards the front of parcels.
Policy 3.2 Colors and Materials Structures shall complement the surrounding environment by using textures and colors found in nature.
Policy 3.3 Massing Buildings shall avoid bulky and overbearing designs, especially when adjacent to sensitive land uses such as residential, open space, or recreation, by incorporating articulation and depth through enhancing features such as eaves, balconies, and recesses.
Policy 3.4 Residential Compatibility Structures shall reduce mass when adjacent to sensitive uses by placing additional height at a greater setback.
Policy 3.5 Site Improvements All improvements shall contribute functionally and aesthetically to the site.
Policy 3.6 Screening of Industrial Elements Industrial elements such as HVAC systems, dumpsters, storage areas, and the like shall be screened and blended with other site elements.
Policy 3.7 Shorezone Development Projects within Shorezone Tolerance District 4 shall have additional standards and be reviewed directly by TRPA to maintain scenic thresholds and avoid environmental degradation. 959
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CHAPTER 5 ECONOMIC DEVELOPMENT
The following is a general discussion of economic conditions and development trends within the City of South Lake Tahoe and Mid-Town area.
Existing Conditions
The City of South Lake Tahoe’s economy and workforce are primarily dependent on tourism, which fluctuates throughout the year. Many businesses rely on income earned in the summer to carry them through the shoulder season of September, October, and early November. Winter tourism is generally substantial but is dependent on snow sports conditions. Businesses within the Mid-Town plan area receive less overall activity compared to those within the Tourist Core Area Plan and Heavenly Village area; however, year-round patronage of these uses is more consistent as they are more resident oriented.
City of South Lake Tahoe Economic Conditions
In recent years, transient occupancy tax has consistently been the City’s largest revenue source, followed by sales tax. This has remained true even through the unique circumstances of the Covid-19 pandemic, though the growth of these streams did slow in the 2023-2024 fiscal year.
Transient occupancy tax and sales tax revenue grew by 0.4% and 0.9% respectively, compared to a growth of 5.7% and 33.9% the previous year. The significant growth in sales tax revenue can be attributed to the implementation of Measure S rather than increased spending or tourism (City of South Lake Tahoe Finance Department, 2020, 2021, 2022, 2023, & 2024).
Charges for services are generally the third largest revenue stream. Prior to the implementation of Measure S, it was not uncommon for this category to be the City’s second largest revenue stream. This category includes parks and recreation program fees and engineering, planning, and building review and permit fees (City of South Lake Tahoe Finance Department, 2020, 2021, 2022, 2023, & 2024).
Unemployment
In recent years, unemployment rates within the City have dropped below those of the State of California, though remain higher than the national average. Annual unemployment rates are an average of the 12 fiscal months (California Employment Development Department, 2025).
Unemployment trends throughout the year are inverse to peak and shoulder season tourist trends, with unemployment rates slightly higher in the summer and winter months and lowest around May and September. While many jobs become available in the summer and winter months, they are not always filled by permanent residents. 960
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Figure 10: Monthly Unemployment Rates
Figure 9: Annual Unemployment Rates
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Commercial Development
This Area Plan is driven by the need to capture the City’s remaining commercial zones that were not previously included in an area or community plan. For this reason, most parcels contain commercial or public service uses. The shape of the plan boundary is telling of the City’s original development patterns. Commercial uses are concentrated along Lake Tahoe Blvd.
As directed by the City’s 2023-2028 Strategic Plan (Action Item 4.1.1), a summary of vacant/underutilized properties was created from which a priority list could be made to work with property owners on redevelopment opportunities. Using the categories below, 40 sites were identified during the winter of 2023, 17 of which are in the Mid-Town plan area. Priority locations within the plan area include the Sunray Hotel at 4139 Lake Tahoe Blvd. (demolished summer 2025) and vacant spaces within the Tahoe Center at Lake Tahoe Blvd. and Al Tahoe Blvd.
Many of these 40 sites are now being utilized, though it is an ongoing effort to reduce the number of vacant commercial spaces, support growth of existing businesses, and identify a second economy to provide quality year-round jobs and consistent income.
Vacant A property containing a building or structure that has been vacant for 120 days or more; or a property containing a building in a condition that cannot be legally reoccupied without repair or rehabilitation; or a property that contains an “abandoned building” (SLTCC 4.65.020).
Underused A property with multiple tenant spaces where one or more spaces has been vacant for 120 days or more.
Vacant
pending
application
A property meeting the criteria as “Vacant” with a pending or issued planning or building application to reoccupy the building or structure.
Recently
Unoccupied
A property that would meet the criteria for “Vacant” or “Underused” except that status has been for less than 120 days.
Goals and Policies
Economic Development Goal 1 – Support the establishment, growth, and longevity of local business.
Policy 1.1 Commercial Design Encourage commercial spaces that are smaller, affordable, and flexible, and meet the needs of intended tenants such as local entrepreneurs and startup businesses.
Policy 1.2 Commercial Visibility In designating bike routes and designing right-of-way infrastructure, consider placemaking improvements that increase connectivity to and visibility of commercial uses and storefronts. 962
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Policy 1.3 Makerspaces Facilitate the success of local artists and artisans through zoning that allows for growth through makerspaces and demonstration areas.
Policy 1.4 Economic Activation Encourage and facilitate responsibly managed public and private special events that bring residents and visitors to commercial centers and increase interaction with local businesses.
Policy 1.5 Flexible Uses Allow for a wide range of permissible uses to respond to changing market conditions and evolving business models, requiring Special Use Permits where appropriate to prevent operational conflicts or sensory annoyances.
Policy 1.6 Brick-and-Mortar Presence Encourage pathways for home occupations and emerging businesses to transition into permanent commercial spaces.
Economic Development Goal 2 – Enhance existing commercial hubs by offering redevelopment incentives to create a strong community center.
Policy 2.1 Development Right Incentives Provide commercial floor area and coverage incentives for mixed-use developments in the Town Center that incorporate new residential units or for the redevelopment of blighted or distressed properties.
Policy 2.2 Redevelopment Incentives Pursue cost/benefit analyses for implementation strategies as identified in Chapter 13, developing programs to incentivize redevelopment that is consistent with City policies and priorities.
Policy 2.3 Open Ears Respond to feedback from the business community regarding areas of concern, developing guidance frameworks and assistance programs where appropriate and feasible.
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CHAPTER 6 DEMOGRAPHICS AND
HOUSING
This section is supplemental to the Housing Element of the City of South Lake Tahoe General Plan and to the TRPA Regional Plan. While there is an especially high need for affordable housing beyond the units identified by the Regional Housing Needs Allocation (RHNA), the City supports development of all housing types. In recent years the City has exceeded the RHNA for affordable units, while moderate and above moderate units are built at a slower rate. The Mid-Town Area Plan is meant to increase opportunities and incentives for mixed-use developments, allow additional pathways to development of live/work establishments, and increase housing in Town Centers where there are adjacent amenities.
Existing Conditions
Citywide Conditions
Since 2020 the City has experienced a decline in population as those seeking more space during the COVID-19 pandemic leave the area. The population has continued to decline from pre-2020 levels, though at a lesser rate, and is expected to continue. Since 2010 there has been a steady increase in the number of senior residents, and more recently an increase in non-white minorities, both of which are federally protected classes. The number of working age persons (20 to 65 years old) has decreased (Matthews, Fuentes, Smith, & Wildemuth, 2024).
Despite the decrease in population, housing availability has not increased. Many homes purchased during the COVID-19 pandemic spend much of the year vacant. From 2020 to 2023, housing supply shifted slightly from renter-occupied units to owner-occupied units. Overall, both renters and homeowners are spending more than 30% of their income on housing costs. It is suspected that housing cost burden is the primary cause of the City’s declining population (Matthews, Fuentes, Smith, & Wildemuth, 2025).
Plan Area Conditions
While the plan area is largely surrounded by residential uses, there are minimal residential developments within the boundary. Much of the plan area fronts Lake Tahoe Blvd. which produces transportation related noise and air pollution.
As of 2025, there are ten (10) parcels within primary residential uses (not including air space parcels), multifamily, single family, and mobile home units. A limited number of commercial uses contain a single dwelling unit. In 2025, Lake Tahoe Community College’s first on-campus student housing opened. It provides 100 beds to low-income, full-time students who are California residents.
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MTAP 2026 Demographics and Housing ǀ 41
Several hotel/motel establishments within the plan area participate in the City’s Single Room Occupancy (SRO) program, providing month to month housing in some or all units. These units are primarily tourist accommodation uses and participate intermittently in the SRO program.
Goals and Policies
Housing Goal 1 – Promote development of high-quality housing options for residents of all income levels.
Policy 1.1 Housing Options Facilitate flexible housing options using the Regional Housing Needs Assessment to track development trends.
Policy 1.2 Understanding of Needs Continue efforts to track housing needs, such as the Affordable Housing Waitlist and the Point-in-Time Count, maintaining an understanding that demand for all housing types likely exceeds the Regional Housing Needs Allocation.
Policy 1.3 Development Right Incentives Continue to offer incentives in the form of Residential Units of Use at no cost for preferred housing developments.
Policy 1.4 Coverage Incentives Continue to offer incentives in the form of coverage at no cost for preferred developments.
Policy 1.5 Town Center Incentives Maintain Town Center incentives (height, density, coverage, and development right transfer incentives) for newly added Town Center parcels.
Policy 1.6 Housing Advocacy In accordance with Program 2-8 of the City of South Lake Tahoe 2022-2027 Housing Element, continue to advocate for changes to Tahoe Regional Planning Agency regulations to reduce restrictions on affordable, workforce, and mixed-use housing developments.
Policy 1.7 Special Needs Housing Implement zoning that furthers Goal HE-4 of the 2022-2027 Housing Element, “To provide a range of housing services for households with special needs within South Lake Tahoe.” Policy 1.8 Student Housing Coordinate the reservation of 21 Bonus Units by the Tahoe Regional Planning Agency to be transferred to Lake Tahoe Community College in accordance with permit ERSP2022-1992 and accept the 21 multi-family residential units of use originally provided by the City back into City pools for additional housing projects.
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Policy 1.9 Density Flexibility Anticipate and advocate for changes to Tahoe Regional Planning Agency Code of Ordinances that would allow additional density for market rate units.
Policy 1.10 Housing Preservation Require replacement housing units subject to California Government Code Section 65915(c)(3) on sites identified in the sites inventory conducted alongside the Housing Element, consistent with Housing Element Program 3-6, Replacement of Lost Units from Residential Demolitions.
Housing Goal 2 – Encourage mixed-use developments with vertical or horizontal residential components.
Policy 2.1 Housing in Town Centers Create residential units in conjunction with new construction and redevelopment projects to increase pedestrian activity near transit stops and amenities.
Policy 2.2 ADUs for Commercial Uses Support residential units as accessory to commercial uses for long-term tenants.
Policy 2.3 Housing by Employers and Public Institutions To reduce barriers to employee housing and further compliance with the California Employee Housing Act, allow residential units to be built through ministerial approval in commercial zones and on public service properties.
Policy 2.4 Compatible Uses As there is more intermixing of residential and commercial uses and properties, permit conditions should increasingly consider quality of life.
Policy 2.5 Thoughtful Design Mixed-use projects shall be designed with layouts that shield, protect, or otherwise buffer residential uses from sources of pollution, such as locating residential units on upper floors or further from major travel routes than the commercial element of the project.
Housing Goal 3 – Maintain development and design standards that facilitate the development of “missing middle” housing.
Policy 3.1 Affordable by Design Allow greater residential densities that encourage affordable by design units.
Policy 3.2 Funding Eligibility Allow greater residential densities where large developments are appropriate and feasible so that projects can be competitive in receiving funding.
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Policy 3.3 Mixed Income Density Bonus Allow additional density when the additional units are income restricted.
Policy 3.4 Maximize Building Envelope Potential Provide parking reductions, additional coverage opportunities, and increased height to allow more units to be built.
Policy 3.5 Facilitate Additional Coverage Consider building additional treatment capacity into area wide stormwater treatments to facilitate private developments.
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CHAPTER 7 TRANSPORTATION AND
CIRCULATION
Transportation and circulation are vital components to providing efficient transit and quality of life. They play critical roles in how people and goods move through spaces, shaping the livability, accessibility, and environmental impact of uses within the City of South Lake Tahoe. This section describes ongoing efforts by the City of South Lake Tahoe and partner agencies to ensure safe navigation of Mid-Town, with an emphasis on active transportation.
Existing Conditions
Roadways
Lake Tahoe Blvd. (US Highway 50) spans the length of South Lake Tahoe, approximately 2.35 miles of which is within the Mid-Town plan area. This interstate highway also serves as the City’s main arterial road. It has two travel lanes in each direction as well as a center turning lane that serves as temporary snow storage during heavy snowstorm events. Secondary streets include Al Tahoe Blvd, Johnson Blvd, Lyons Ave, and Rufus Allen Blvd.
Highway 50 Road Safety Audit (RSA)
In early 2018, the US Highway 50 Road Safety Audit (RSA), South Tahoe “Y” to Trout Creek final report was released by the California Department of Transportation (Caltrans), which summarized safety conditions and recommendations for the referenced stretch of US Highway 50, approximately half of which is within the plan area. It was identified as a high-risk roadway for vulnerable users such as pedestrians and bicyclists (California Department of Transportation, 2018). The high-speed limit along US Highway 50 is incompatible with the roadway’s use as a main street throughout town with high pedestrian and bike traffic. Recommendations addressed safety data, intersection design, lighting, transit stops, pavement marking durability, speed management, and snow removal activities. Many of these recommendations are echoed in the goals and policies of this Area Plan.
In 2023, Caltrans conducted an additional RSA along US Highway 50 and State Route 89 in response to community concerns related to raising the speed limit along specific segments of the roadways. The roadways were analyzed in three segments to identify safety and mobility deficiencies and generated a list of improvements specific to each segment. Segment 2 as part of this RSA consists of the Tahoe Sierra Business District. Several corridor-wide improvements were outlined, including short-, medium- and long-term improvement projects, some of which are currently underway. These improvements are focused on increasing safety and connectivity along and across US Highway 50 for pedestrians and bicyclists and built upon the recommendations of the 2018 RSA.
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US 50 Safety Project
In September 2021 the City entered a Cooperative Agreement with Caltrans to design and construct safety upgrades along US 50 from Junction 89 to Pioneer Trail. The safety upgrades include improving roadway lighting, installing green bike lane treatment, and enhancing crosswalks’ visibility, including new pedestrian signals at mid-block crossings. Such crossings formalize existing patterns of travel and are a step towards eliminating auto-related fatalities and injuries. Caltrans is the lead agency.
South Lake Tahoe Multimodal Mainstreet Corridor Plan
The City was awarded Caltrans’ Sustainable Transportation Planning grant in 2024 to develop the Multimodal Mainstreet Corridor Plan. The project will identify, analyze, and propose enhancements to US Highway 50 and State Route 89 to improve safety and access for walking and bicycling, facilitate modal shifts away from vehicles through a more efficient transit system, and provide solutions that improve the quality of life for community members and regional visitors alike. The eventual implementation of the design concepts identified in the study will align with state, regional, and local efforts to reduce vehicle miles traveled, address climate change goals, and create connections between South Lake Tahoe and its neighboring communities.
Level of Service/Vehicles Miles Traveled
TRPA’s Regional Plan Goals and Policies and Regional Transportation Plan include a vehicle “level of service (LOS) criterion to aid local agencies in determining more localized impacts. The City’s General Plan also has standards for vehicle LOS. LOS is a qualitative measure that describes the operating performance of transportation facilities. For roadways, LOS is an indicator of traffic flow from the perspective of motorists based on factors such as speed, travel time, delay, freedom to maneuver, volume, and capacity. It is defined on a scale from LOS A (the least congested operating conditions) to LOS F (the most congested operating conditions).
The TRPA Regional Plan and City General Plan intend that peak period traffic flows not exceed LOS D for major roadways (arterials and collector routes), and signalized intersections be at LOS D. LOS E may be acceptable during peak periods, not to exceed 4 hours per day when provisions for multi-modal amenities and/or services (such as transit, bicycling, and walking facilities) are adequate to provide mobility for users at a level that is proportional to the project-generated traffic in relation to overall traffic conditions on affected roadways. (Tahoe Regional Planning Agency, 2012) (City of South Lake Tahoe, 2011).
While several roadways currently operate at LOS D or E, the key intersections connecting those facilities generally operate at LOS C or better. This is because many of those intersections have been designed with additional travel lanes, channelized “free” right-turn movements, and other capacity enhancements to operations for this segment. While these turning movements facilitate vehicle traffic, they can create hazardous situations, specifically where bicycles are traveling through intersections.
In 2020, California Senate Bill 743 required that local jurisdictions switch from LOS to vehicle miles traveled (VMT) for analyzing transportation impacts of projects subject to the California 969
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Environmental Quality Act (CEQA). The City operates under TRPA’s existing project level VMT thresholds that apply to all projects, regardless of CEQA requirements. A mobility mitigation fee is either required for all new VMT through a fee per vehicle miles traveled or the project design and programming of the space must mitigate the impact with supporting multimodal transportation and bicycle infrastructure. Projects that generate over set VMT limits per TRPA Code Sections 65.2.3(E) require mitigation measures to bring them to a less than significant level. Each project is analyzed individually for VMT based on its location and intensity of the use.
Curbs and Gutters
Curbs and gutters are important for safety, water quality, and aesthetics. They provide a physical barrier between roadways and pedestrian sidewalks, guiding vehicles and preventing encroachment in pedestrian spaces. Curbs and gutters play a vital role in stormwater management by collecting and conveying sediment from highly polluted surfaces to treatments.
Few streets within the plan area have complete curb and gutter improvements. Many businesses have parking along the parcel’s street frontage rather than in a traditional parking lot at the rear or side of the parcel as directed by design standards. This creates a situation where it is infeasible to impossible to add right-of-way improvements without significant collaboration with private property owners.
In areas such as the Tahoe Sierra Business District where commercial uses front Lake Tahoe Boulevard, which is improved with curbs and gutters, frequent curb cuts affect all users’ experiences. The Area Plan implements standards to reduce and strategically place driveways to enhance safety. (2025 Tahoe Regional Transportation Plan, Policy 1.9) The lengths of Lake Tahoe Blvd, Al Tahoe Blvd, and Johnson Blvd. through the plan area have been updated with curbs and gutters, though sections of Johnson Blvd. experience seasonal flooding. The south side of Lyons Ave, the north side of Fairway Dr, and portions of Rufus Allen Blvd, Fremont Ave, Treehaven Dr; and Takela Dr. have curbs and gutters.
In 2014, the City completed the Harrison Avenue Streetscape Improvement project. It installed curb, gutter, and stormwater infrastructure along Harrison Ave. from Lakeview Ave. to Modesto Ave., as well as three blocks into the Al Tahoe neighborhood from Alameda Ave. to Modesto Ave.
This project is a notable area-wide treatment project in that it brought together private property owners and the City to achieve a lake clarifying project, earn property owners their best management practices for stormwater treatment certificates, and installed a Class I bike trail in the Harrison Ave. vicinity, drastically increasing the quality of the scenic corridor.
Parking Facilities
The plan area contains three (3) public parking lots. There are 36 parking stalls at 977 Modesto Ave. Two parking lots serve Lakeview Commons and El Dorado Beach. One is open to all, while the other is reserved for boat trailers per a condition of the funding source used to construct the boat ramp. The City installed free street parking without time limits along Harrison Ave, San Jose Ave, Alameda Ave, San Francisco Ave, and Tallac Ave. as part of the Harrison Avenue Streetscape Improvement project resulting in approximately 80 spaces. 970
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All new construction and redevelopment projects are required to provide onsite parking for patrons and staff consistent with the Area Plan standards. In many cases, existing uses do not contain the required number of parking spaces. For a new use to occupy an existing tenant space, parking spaces consistent with the Area Plan standards must be present or added.
Transit Services
There are fixed route and on-demand transportation services within Mid-Town. Tahoe Transportation District (TTD) has two (2) routes through the area: Route 50 on US 50 with 30- minute headways and hourly service provided by route 50 via local streets. Though there is no fee, the buses are rarely full with the exception of early and evening commuter-timed routes.
TTD maintains the bus stops, though they are generally located on easements owned by the City with City-owned infrastructure.
On-demand services include the South Shore Transportation Management Association’s (SSTMA) contracted Lake Link, numerous independent taxi operations, and private shuttles serving large condo and tourist accommodation properties. There are ongoing conversations regarding better integration of bus routes and Lake Link.
In October 2024 the City of South Lake Tahoe and El Dorado County formed the Tahoe South Shore Transit Joint Powers Authority (JPA). The JPA is comprised of three Board of Directors members, and one non-voting ex officio member from each of the current transit operators within the Tahoe portion of El Dorado County (TTD and SSTMA). The JPA provides the City and County an opportunity to play a greater role in developing and implementing transit solutions, while continuing to support existing services and regional goals.
Pedestrian and Bicycle Facilities
Pedestrian and bike facilities are classified by Caltrans per the specifications below. The City has not yet implemented Class 4 trails as snow removal operations would be made difficult by the typical class 4 configuration. Planning for Class 4 bikeways will require Streets Division coordination to ensure snow removal operations won’t be negatively impacted along such routes. Figure 12 shows current and proposed pedestrian facilities. Even where class I paths which serve pedestrians and cyclists are provided, it is common for pedestrians and bicyclists to use other routes to shorten travel time. This is especially prevalent through the Tahoe Sierra Business District and along Harrison Ave.
Class I Provide a completely separated right-of-way designated for the exclusive use of bicycles and pedestrians with crossflows by motorists minimized.
Class II Provide a restricted right-of-way designated for the exclusive or semi-exclusive use of bicycles with through travel by motor vehicles or pedestrians prohibited, but with vehicle parking and crossflows by pedestrians and motorists permitted.
Class III Provide a right-of-way, on-street, or off-street, designated by signs or permanent markings and shared with pedestrians and motorists.
Class 4 Promote active transportation and provide a right-of-way designated exclusively for bicycle travel adjacent to a roadway and which are separated from vehicular 971
MTAP 2026 Transportation and Circulation ǀ 48
Bicycle and pedestrian facilities in South Lake Tahoe are frequently used by both locals and tourists, especially near commercial and recreation areas. Providing separated facilities, often with class II adjacent, improves safety for all users, preventing conflicts or collisions and improving user comfort. The table below shows the range of speeds for various user types.
Use Average Speed
Walking (Child) 0.7 mph
Walking (Adult) 3 mph
Jogging 4–6 mph
Quadricycle
(often seen at Lakeview Commons)
6–10 mph
Biking (Leisurely) 8–10 mph
Biking (Commuter) 10–12 mph
Electric Scooter 20 mph
E-bike 20–28 mph
Vehicles on Highway 50 40 mph
The 2024 TRPA Active Transportation Plan (ATP) includes Bicycle Levels of Traffic Stress (BLTS) and the Pedestrian Experience Index (PEI) analyses. These quantify users’ stress levels throughout the network, considering the overall network as well as infrastructure unique to bicycles and pedestrians (Tahoe Regional Planning Agency, 2025). The ATP includes proposed projects using these criteria. Over time, these analyses will inform plan updates by TRPA and local jurisdictions, allowing an understanding of the effectiveness of various transportation improvements.
Completed Transportation Improvements
Project Name Project Description Lead Status
Lakeview Commons
Phase 2 - El Dorado
Beach Improvements
This project consisted of reconfiguring lake
access, enhancing pedestrian and bicycle
paths, and improving recreation amenities.
CSLT Complete
(2013)
Harrison Avenue
Streetscape
Improvement & Bike
Trail
The Harrison Avenue Streetscape
Improvement Project was identified in the
Bijou/Al Tahoe Community Plan (1995) to
address deteriorating infrastructure,
parking needs, and water quality
improvements and create a more
pedestrian friendly environment. It was a
public-private partnership that allowed
property owners along Harrison Avenue to
acquire their TRPA BMP certificates by
CSLT Complete
(2014)
traffic. Types of separation include, but are not limited to, grade separation, flexible posts, inflexible physical barriers, or on-street parking. 972
MTAP 2026 Transportation and Circulation ǀ 49
contributing to an areawide stormwater
collection system.
U.S. Highway 50
Water Quality
Improvement Project
- Trout Creek to Ski
Run Boulevard
This Caltrans led project prioritized
drainage and stormwater treatment, while
providing widened bike lanes, ADA
compliant sidewalks, new traffic signals,
pedestrian lighting, and new landscaping.
Caltrans Complete
(2014)
Al Tahoe Safety and
Mobility
Enhancement Project
This project provided 1.4 miles of
transportation improvements, consisting of
a Class I multi-use path and Class II bike
lanes along Al Tahoe Blvd., from Highway
50/Lake Tahoe Blvd. to Johnson Blvd.
Lighting was also installed along the multiuse path. These paths are within 1/4 mile of South Tahoe Middle School and adjacent
to the Tahoe Center shopping complex.
CSLT Complete
(2021)
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Goals and Policies
Transportation Goal 1 – Enhance the bike network to create an interconnected system with safe and efficient paths to high priority locations, integrating private property improvements.
Policy 1.01 Active Transportation Diligently pursue identified active transportation projects, considering proper prioritization of newly identified improvements.
Policy 1.02 Priority Connections Continue to address gaps in the active transportation network, identifying where it is most appropriate to prioritize bike and pedestrian travel over auto travel.
Policy 1.03 Youth Safety In development of all paths, consider immediate and future opportunities to connect to or prioritize locations frequented by students and youth, using the Lake Tahoe Unified School District’s Safe Routes to School Master Plan as guidance.
Policy 1.04 Wayfinding and Reliability Install wayfinding signage throughout the area to direct cyclists and pedestrians to key locations and services.
Policy 1.05 User Conflict Avoidance Explore opportunities to designate separate pedestrian and bike/scooter lanes or other mitigation measures through high traffic areas to reduce user conflicts, maintaining consistency with state guidance on bike facilities.
Policy 1.06 Easement Acquisition City staff shall work with property owners during entitlement processes to identify and acquire easements for network improvements and maintenance.
Policy 1.07 Bijou Park Connectivity Increase connectivity both to and within Bijou Community Park, with consideration to a fixed transit stop within the park.
Policy 1.08 Off-site Improvements (Land Use and Community Design Policy
1.6) Require frontage improvements or alternative contributions for all major redevelopments or new construction.
Policy 1.09 On-Site Improvements (Land Use and Community Design Policy
1.7) Maintain design standards that facilitate safe and intuitive connectivity not only within the site, but also to offsite amenities such as sidewalks, bike paths, bus stops, and neighboring parcels where appropriate.
Policy 1.10 Bike Parking and Storage Ensure visitors, patrons, and residents have secure locations to store bicycles for short and long periods of time. 975
MTAP 2026 Transportation and Circulation ǀ 52
Transportation Goal 2 – Provide and maintain safe roadways for efficient circulation of Mid-Town and surrounding areas.
Policy 2.1 Level of Service Strive to maintain a LOS consistent with criteria for the region’s highway system and signalized intersections during peak periods.
Policy 2.2 Vehicle Miles Travelled Review all changes in use and new uses for vehicle miles traveled, requiring mitigation when projects exceed standards of significance.
Policy 2.3 Emergency Access Ensure all project sites can be accessed by emergency services, utilizing existing access points.
Policy 2.4 Emergency Response (Goal S 1, Policy 1.2) Advocate for the installation of emergency signals and clear zones on Lake Tahoe Boulevard at Fire Station #2.
Policy 2.5 Corridor Analysis Continue efforts to analyze, identify, and propose safety and circulation enhancements for US Highway 50/Lake Tahoe Boulevard.
Policy 2.6 Curb Cuts Minimize curb cuts and strategically place driveways away from the curb radius on corner lots.
Policy 2.7 Street Treatments Consider key areas where private/public partnerships can accomplish largescale pedestrian, shared parking, and circulation improvements.
Transportation Goal 3 – Identify best design practices that allow for safe year-round bicycle navigation and longevity of improvements.
Policy 3.1 Path of Least Resistance To the extent feasible, bike paths should avoid sharp turns and follow efficient routes to key destinations.
Policy 3.2 Longevity of Improvements Continue to explore the feasibility of recessed pavement markings and other longevity strategies.
Policy 3.3 Weight Capacity In constructing bike paths account for the use of heavy-duty equipment such as snow removal activities and increasing e-bike traffic.
Policy 3.4 Lines of Sight Maintain safe travel ways for all modes by ensuring landscaping or other improvements do not block sight lines for drivers, pedestrians, or bicyclists, implementing lighting and beacons as needed to increase the visibility of pedestrians and bicyclists.
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Policy 3.5 Vision Zero Countermeasure Tool Box Where feasible, implement countermeasures as included in the City’s Vision Zero Action Plan Countermeasure Tool Box.
Transportation Goal 4 – Allow for reasonable flexibility in parking standards to accommodate better bicycle and pedestrian access, unique uses, and seasonal demand.
Policy 4.1 Parking Ratios Allow automatic and contribution-based options for parking ratio adjustments, encouraging developments to collaborate in fostering walkable town centers.
Policy 4.2 Parking Guidance Pilot As a pilot program, provide parking guidelines rather than standards for uses with seasonal or variable capacity.
Policy 4.3 Parking Signage Ensure public parking lots have sufficient signage to alleviate parking conflicts at high activity times.
Policy 4.4 Parking Coordination Participate in regionwide parking availability application development and deployment.
Transportation Goal 5 – Increase and maintain coordination with other providers to efficiently implement new transportation infrastructure, programs, and services.
Policy 5.1 JPA Play an increasingly active role in local transit through the South Tahoe Transit Joint Powers Authority Agreement with El Dorado County, the South Shore TMA, and the Tahoe Transit District.
Policy 5.2 Order of Operations Coordinate with STPUD and other public service agencies when completing right-of-way improvements for a dig-once, bottom-up approach.
Policy 5.3 Micromobility Management Pursue contractual obligations with micromobility operators and ordinance amendments regarding micromobility to better manage community safety concerns and minimize conflicts involving scooters.
Policy 5.4 Open Space and Connectivity Protect undisturbed sensitive lands within Town Centers by establishing open space or park corridor connections to areas outside Centers.
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Implementation
The proposed improvements are not listed in order oMTAP 2026 Transportation and Circulation ǀ 54 f priority. Use the number label to identify the improvement in Figure 12. While some items have been identified as a community priority, projects are added to the Capital Improvement Project (CIP) list based primarily on feasibility and availability of applicable funding.
Figure
12 Label
Project
Name Project Nature Project Description Lead Status
1 Oakland Ave to Lakeview New connection Establish a Class III bike route along Oakland Ave, connecting the proposed Oakland Ave. Bridge with Lakeview Ave. CSLT Pending funding, newly identified 2 Modesto
Ave to
Oakland Ave
Connector
New connection
Connect Oakland Ave to the existing Class I on Modesto with a Class II bike lane or Class III bike route, or explore other improvements to facilitate pedestrian access from El Dorado Ave towards Lake Tahoe Blvd. CSLT Pending funding, newly identified
3 US 50 and
Lakeview
Ave.
Intersection/
roadway
improvement
Specific improvements to be identified through the Highway 50 Road Safety Audit, South Lake Tahoe Multimodal Mainstreet Corridor Plan, and the City of South Lake Tahoe’s Vision Zero Action Plan and Countermeasure Toolbox. Consider changes that enhance safety and emphasize bike and pedestrian access through the 56- Acres Master Plan site.
CSLT,
Caltrans
Pending funding,
newly identified
4 US 50 and
Rufus Allen
Blvd.
Intersection/
roadway
improvement
CSLT,
Caltrans
Pending funding,
newly identified
5 Middle
School Safe
Routes to
School -
Rufus Allen
Connector
Upgrade/ reroute
The LTUSD Safe Routes to School Master Plan identified the need for improved connections through existing pathways to access Rufus Allen as a part of the Middle School Connectivity Plan. This may consist of narrowing travel lanes and connecting gaps in the existing Class I.
CSLT Pending funding
6 Treehaven Connector New connection
Provide a direct connection between Rufus Allen Blvd. and Johnson Blvd. along Mono Ln and Treehaven Dr. Explore a Class III bike lane along roadways, with a Class I connection should an easement be obtained.
CSLT Pending funding, newly identified
7 Johnson
Boulevard
Bicycle and
Pedestrian
Upgrade/ reroute
This project will enhance pedestrian safety for the entire length of Johnson Blvd. The roadway width will be reduced to accommodate a Class I bicycle trail, sidewalk, ADA improvements, lighting, and maintaining a Class II bicycle lane along the length of Johnson Blvd.
Minor drainage improvements will be installed as well.
CSLT Partially funded
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MTAP 2026 Transportation and Circulation ǀ 55
Improvemen
ts
8 Lyons Ave
Connector
to Marlette
Circle
New connection This Class I path would provide a direct route from South Tahoe Middle School and the Boys & Girls Club to the Bijou neighborhood. CSLT Pending funding 9 Bijou
Meadow
Connector
New connection
The need for this connection was identified in the LTUSD Safe Routes to School Master Plan, as a part of the Middle School Connectivity Plan. The Class I project will include enhanced pedestrian crossing at Johnson Blvd.
CSLT Pending funding
10 US 50 and Al Tahoe Blvd. Intersection/ roadway improvement Monitor efficacy of existing improvements at US 50 and Al Tahoe Blvd. and consider modifications as identified. Recommendations are outlined in the Lake Tahoe Unified School District Safe Routes to Schools plan. CSLT Pending funding 11 Riverwalk Concept New connection Incorporate a “riverwalk” pedestrian experience along the northern edge of the Trout Creek Stream Environment Zone. Tie into existing dirt trails on Postal Service, Forest Service, and Community College properties.
CSLT,
LTCC
Pending funding,
newly identified,
explore
partnership
12 Bijou Park
Multi-use
Connector
Path
New connection
Construct the proposed Bijou Park Multi-use Connector Path along the north side of Al Tahoe Blvd. between the intersection with Johnson Blvd. and the Greenway.
CSLT Completed June 2026
13 Bijou and LTCC Link Intersection/ roadway improvement Pedestrian-activated Rectangular Rapid Flashing Beacon crosswalk on Al Tahoe at the main entrance of Bijou Community Park and Lake Tahoe Community College. CSLT Completed June 2026 14 Oakland Ave Bridge New connection Connect the southern end of Oakland Ave to facilities along US 50 via a Class I bridge crossing Trout Creek Meadow. CSLT Pending funding 15 Link Road Connection Upgrade/ reroute Complete parcel swap with CTC, designating parcels along Trout Creek as conservation/recreation, and reroute the existing Class I path to provide more direct pedestrian and bike access to commercial properties in the Tahoe Sierra Business District.
CTC Pending funding
16 US 50 and Carson Ave Intersection/ roadway improvement Specific improvements to be identified through the Highway 50 Road Safety Audit, South Lake Tahoe Multimodal Mainstreet Corridor Plan, and the City of South Lake Tahoe’s Vision Zero Action Plan (VZAP) and Countermeasure Toolbox. CSLT, Caltrans Pending funding, newly identified 979
MTAP 2026 Transportation and Circulation ǀ 56
17 Carson
Crossing
Gap
New connection
Provide a connection between US 50 and the existing Class III on William Avenue via a Class II connection along Carson Ave. Option to extend this along Rubicon Trail north of US 50.
CSLT Pending funding, newly identified
18 Palmira
Avenue to
South Tahoe
Bikeway
New connection
This project proposes .134 miles of Class I Mixed-Use Recreational Trail to connect the Sierra Blvd. Class I bike trail south of Highway 50 to the South Tahoe Bikeway that runs north of Highway 50 near Silver Dollar Avenue.
CSLT
Pending funding
and easement
acquisition 19
20 Palmira Bike
Boulevard New connection
Prioritize bicycle travel through bike boulevard features along Palmira Avenue. Consider a similar treatment for areas north of US 50 (Silver Dollar, Ponderosa, etc.) including safety enhancements at the Silver Dollar and Ponderosa intersection.
CSLT Pending funding, newly identified 21
22 US 50 and Lodi Ave Intersection/ roadway improvement Specific improvements to be identified through the Highway 50 Road Safety Audit, South Lake Tahoe Multimodal Mainstreet Corridor Plan, and the City of South Lake Tahoe’s Vision Zero Action Plan (VZAP) and Countermeasure Tool Box. CSLT, Caltrans Pending funding, newly identified 23 Lodi
Crossing
Gap
New connection Provide a Class II connection along Lodi Ave bridging infrastructure north and south of US 50. CSLT Pending funding, newly identified 24 Emergency
Services/
School Zone
Intersection/
roadway
improvement
Explore clear zones and/or speed reductions where emergency vehicles are entering/exiting the roadway. This is directly across from the South Tahoe Middle School which may also be considered for school zone designation.
CSLT,
Caltrans
Pending funding,
newly identified
25 Glenwood Way Path New connection Provide Class II or III delineation for bike traffic long Glenwood Way. CSLT Pending funding NA
Bicycle
Amenities
and
Wayfinding
Signage
Other
Existing wayfinding signage will be upgraded with Quick Response (QR) Codes to link the user directly to the interactive, web-based Tahoe Bike Map. In addition to the signage, six (6) bike repair stations have been installed. Continue to monitor signage needs as improvements are implemented.
CSLT
Ongoing,
estimated
completion 2026
NA
Alta Mira
Public
Access
Improvemen
ts
Other
To expand on 2015 improvements at Alta Mira, the California Tahoe Conservancy has conceptualized multiple approaches to build additional beach access points, enhance ADA pathways, create gathering areas, and improve lake views.
CTC Partially funded
980
Figure 12: Proposed Transportation Facilities 981
MTAP 2026 Public/Quasi Public Facilities and Services ǀ 58 CHAPTER 8 PUBLIC/QUASI-PUBLIC
FACILITIES AND SERVICES
Mid-Town contains many of the City and region’s core services that facilitate and enrich residents’ lives. This includes local, regional, state, and federal establishments that provide a range of municipal, administrative, public safety, and recreational services.
Recreation facilities included in this section are discussed in more detail in Chapter 11, Recreation and Open Space.
Existing Conditions
The Mid-Town area is a hub for public services and recreational facilities; however, there is room for efficiency through the concentration of City services. Many of the existing City and El Dorado County facilities below are near or within the 56-Acres Master Plan which provides initial direction for fulfillment of recreational and civic needs.
Utilities and Public Services
Liberty Utilities provides electrical services to the plan area. Most transmission lines are overhead, though those along scenic corridors such as Lake Tahoe Blvd. are underground.
Southwest Gas has provided natural gas to the South Lake Tahoe area since 1963 and continues to do so.
Cellular and telephone services are provided to the area by AT&T, Verizon, and T-Mobile. Charter Communications (Spectrum) is the primary provider of cable television, phone, and internet services.
Water and sewer services are provided by the South Tahoe Public Utility District (STPUD). The STPUD wastewater treatment facility is located at the southernmost point of the plan area.
The City has an exclusive franchise agreement with South Tahoe Refuse which provides solid waste, recycling, and organics services.
The Lake Tahoe Unified School District (LTUSD) oversees public schools within the City. The administrative offices are located within the area plan’s boundary, as is South Tahoe Middle School.
Lake Tahoe Community College (LTCC) opened in 1975 and has been at its current location within the plan area since 1988. In addition to classes, the facility hosts sports across multiple playing fields and contains a cross-country ski course.
The plan area includes the City’s only operational cemetery, Happy Homestead Cemetery, at 1261 Johnson Blvd. It was established in 1952.
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MTAP 2026 Public/Quasi Public Facilities and Services ǀ 59 Federal Facilities
There are two United States Postal Service offices within the City, one of which is located within the Mid-Town Area Plan boundary at 1046 Al Tahoe Blvd.
The Lake Tahoe Basin Management Unit of the United States Forest Service (USFS) is at 35 College Drive.
State Facilities
The California Department of Motor Vehicles (DMV) has an office at 3344 Lake Tahoe Blvd.
Offices of the Lahontan Regional Water Quality Control Board are located within the Tahoe Sierra Business District of the plan area at 2501 Lake Tahoe Blvd.
El Dorado County Facilities
At the corner of Al Tahoe Blvd. and Johnson Blvd. is the El Dorado County, South Lake Tahoe Government Center. Facilities here include the El Dorado County Sheriff’s office, jail, juvenile treatment facility, Superior Court, and the public defender’s office.
The El Dorado County Library, South Lake Tahoe Branch, is located within the plan area. Just down the street from the library is the County’s Vector Control District. Both facilities are within the 56-Acres Master Plan site. Also, within the plan area, though not in the 56-Acres site, is the County Health and Human Services office.
City of South Lake Tahoe Facilities
The City’s most prominent recreation assets are within the Mid-Town plan area: South Tahoe Ice Arena, Campground by the Lake, Bijou Community Park, Bijou Golf Course, and the new Recreation & Aquatics Center. The Recreation & Aquatics Center opened in April 2026, providing space for additional programs and new amenities such as an indoor track, high quality event space, and multi-sport courts. The existing facility is slated to be demolished due to the age of the structure, at which time the property will revert to El Corado County ownership. Nearby is the corporation yard of the Public Works Department’s Street Division. The corporation yard, ice arena, Recreation & Aquatics Center, and Campground by the Lake are within the 56-Acres Master Plan site.
The South Lake Tahoe Police Department is located within the plan area, off Johnson Blvd., adjacent to the El Dorado County Sheriff’s offices. South Lake Tahoe Fire Rescue’s Fire Station 2 is located at 2951 Lake Tahoe Boulevard.
Goals and Policies
Improvements within the plan area have the potential to increase efficiency of City operations; better facilitate public participation at City Council and commission meetings; and create vibrant community gathering spaces. Goals and policies specific to the City’s recreation assets are included in Chapter 11.
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MTAP 2026 Public/Quasi Public Facilities and Services ǀ 60 The City and County Agreement for Development, Operation, and Maintenance of the 56-Acres Property identifies the following vision for the site:
The 56- Acre Property is anticipated to become the identifiable recreation and government center of the South Lake Tahoe, with the development of the site as a park- like campus with plentiful recreation facilities; the centralization of City government facilities and services; and a "downtown” environment centered on the 56-Acres Property and neighboring Harrison Avenue commercial district.
Public Services Goal 1 – Increase efficiency of City operations, service capacity, and participation at public meetings at a focal Civic Center within the 56-Acres Master Plan site.
Policy 1.1 Concentration of City Services Concentrate City services in and around the 56-Acres site to provide a one stop shop for homeowners, developers, contractors, and community members seeking City services and assistance.
Policy 1.2 Quality City Spaces Provide quality facilities to increase employee retention, job satisfaction, and employee health.
Policy 1.3 City Hall for All Develop a City Hall that is centrally located, easily accessible, has nearby childcare facilities, and accommodates those with sensory impairments or neurodiversity.
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MTAP 2026 Public/Quasi Public Facilities and Services ǀ 61 Policy 1.4 Multi-Use Space To introduce individuals to City facilities outside of City events, the civic center shall serve as a space for a variety of community needs, such as board meetings of other organizations, private events, conferences, and the like.
Policy 1.5 Continued Community Involvement Involve community members from project inception through groundbreaking by providing a space within the civic center that exhibits project updates and milestones.
Public Services Goal 2 Maintain central maintenance facilities to best serve the community.
Policy 2.1 Corp Yard Revamp Improve, redevelop, or relocate the City streets maintenance facility (corporation yard) to have a lesser visual and spatial impact while maintaining a central location for efficient service.
Policy 2.2 Parks Maintenance Develop a parks maintenance facility that is central to the major service locations of Bijou Community Park, Bijou Golf Course, and Campground by the Lake.
Public Services Goal 3 – Support enhancements of other public and quasi-public agencies.
Policy 3.1 Vector Control Relocation Facilitate relocation of El Dorado County’s vector control facility by presenting alterative locations.
Policy 3.2 Local Provider Coordination Coordinate with local utility providers to allow for enhancements, expansions, and streamlining of necessary public services.
Policy 3.3 Government Center Lot Line Adjustments Where necessary, adjust property lines within the South Lake Tahoe Government Center to streamline improvements to existing uses.
Policy 3.4 Stormwater Coordinate with El Dorado County to implement an effective stormwater drainage plan for the South Lake Tahoe Government Center and neighboring City facilities.
Policy 3.5 Student Housing (Housing Policy 1.8) Ensure the reservation of 21 Bonus Units by TRPA to be transferred to Lake Tahoe Community College in accordance with permit ERSP2022-1992 and accept the 21 residential units of use originally provided by the City back into City pools.
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CHAPTER 9 NATURAL RESOURCES AND
WATER QUALITY
Preservation of water quality and natural resources is an inherent part of planning and growth in the Tahoe Basin. Improving water quality and clarity of Lake Tahoe is the driving force behind many of the growth management methods implemented by the Tahoe Regional Planning Agency as discussed in this section.
Existing Conditions
The plan area contains approximately 224 acres of stream environment zone (Class 1b SEZ), 2,660 feet of Lake Tahoe shoreline, and over 6 miles of drainage improvements to protect and aid in the functioning of these resources.
Land Capability and Stream Environment Zones
TRPA regulates the ability to cover land with impervious surfaces within the Lake Tahoe Basin.
Land capability is a classification system based on soils, hydrology, geomorphology, and vegetation that determines the amount of development a site can support without experiencing soil or water degradation. Coverage limitations differ by land capability, location, and historic levels of development/disturbance.
The TRPA Code of Ordinances uses land capability districts ranging from Class 1 to Class 7, each corresponding to a percentage of allowable land coverage. Classes 1-3 represent sensitive land with limited development potential while Classes 4-7 are developable with higher percentages of allowable land coverage. Mid-Town is comprised mostly of high-capability Class 7 land which is well-suited for redevelopment and infill.
Table 4: Mapped Land Capability (Bailey)
Land Classification Base Allowable
Coverage (%) Area (acres)
Estimated Base
Allowed Coverage*
(acres)
Class 1b 1% 224 2.24
Class 6 30% 24 7.06
Class 7 30% 532 159.64
Water Bodies N/A 5 NA
Estimated total coverage allowed within plan area: 168.94 acres *These numbers are estimates based on TRPA’s general land capability mapping. Potential coverage is verified by TRPA on a parcel-by-parcel basis.
Stream Environment Zones
The plan area contains 224 acres of Class 1b, stream environment zone (SEZ). The largest SEZ within the plan area is found within Bijou Meadow on the eastern side of the Mid-Town area. 986
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There is a significant area of SEZ surrounding Trout Creek along the southern side of the LTCC project area and South Tahoe Public Utility District facilities. There are additional pockets of Class 1b land on the periphery of the Mid-Town area in association with the Trout Creek and Upper Truckee Stream Environment Zones.
There has been significant encroachment in SEZ by official and unofficial recreation activities, much of which occurred before creation of TRPA and the associated land management system.
The City’s 9-hole golf course is entirely contained within the SEZ. While much of the golf course is a grass monoculture, there are areas with seasonal standing water where functioning SEZs remain. Other encroachments include compacted dirt from social walking trails and compaction around disc golf holes.
TRPA grants exceptions to land coverage requirements in SEZs for public outdoor recreation when all criteria of TRPA Code 30.5.2(B) are met.
Land Coverage
Analysis of impervious coverage data estimates that approximately 27% of the Mid-Town plan area is covered by impervious surfaces. Approximately 91% of coverage within Mid-Town is hard coverage.
Table 5: Existing Land Coverage and Impervious Surfaces Coverage Type Area (acres) Percent of Coverage
Driveway (hard) 62 30.8%
Road (hard) 44 21.9%
Building (hard) 35 17.2%
Other (hard) 32 16.1%
Trail (hard) 10 4.9%
Driveway (soft) 9 4.3%
Trail (soft) 5 2.6%
Other (soft) 4 2.2%
Total hard coverage 183 90.9%
Total soft coverage 18 9.1%
Total coverage within plan area 202 27.3%
Water Quality
Water quality and clarity are the heart of Lake Tahoe’s identity and appeal. The U.S.
Environmental Protection Agency (EPA) designated Lake Tahoe as an Outstanding National Resource Water, meaning it receives the highest level of protection under the Clean Water Act. 987
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Total Maximum Daily Load (TMDL)
Section 303(d) of the Clean Water Act lists Lake Tahoe as an impaired water due to excessive levels of nitrogen, phosphorus, and fine sediments. This designation requires the state to develop a Total Maximum Daily Load (TMDL) plan to determine necessary pollutant load reductions to accomplish California’s Lake Tahoe transparency standard of roughly 97 feet over an estimated 65-year implementation period. In 2011, Lahontan Regional Water Quality Control Board (Lahontan) established load reduction targets to be reevaluated every five years to assess each jurisdiction’s progress towards meeting these goals. Each jurisdiction holding a National Pollutant Discharge Elimination System (NPDES) permit is required to reduce the baseline pollutant load within their jurisdiction by the amounts shown in Table 6.
In 2016, the City submitted to Lahontan the City’s Lake Tahoe TMDL Baseline Pollutant Load Update Report which was subsequently incorporated into the City’s NPDES permit. The City’s - reduction requirement under the NPDES permit through 2026 is shown in Table 7.
Table 7: CSLT 2026 Load Reduction Requirements
Parameter Baseline Load
(lbs./year)
Required Load
Reduction
(percent)
Required Load
Reduction
(lbs./year)
Allowable
Load
(lbs./year)
Fine Sediment
Particles (mass)
476,677 34% 162,070 314,606
Fine sediment
Particles (count)
2.38E+19 34% 1.58E+19 1. 57E+19
Total Phosphorous 2,020 21% 424 1,596
Total Nitrogen 8,034 19% 1,526 6,508
Source: Lahontan Lake Tahoe Municipal NPDEs Permit, Board Order R6T-2022-0046, NPCESA NO. CAG616001 The City completed development of a Pollutant Load Reduction Plan (PLRP), defining feasible and cost-effective pathways to compliance with the requirements to reduce pollutant loading to Lake Tahoe from urban stormwater runoff. In September 2021, the City Council received a draft of the 2021 City of South Lake Tahoe PLRP which documents the City’s proposed approach and timeline for meeting the 2026 load reduction targets as set forth 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 Lake Clarity Credits (credits).
Credits are the singular unit used to track and report load reductions, accounting for multiple pollutant types.
Table 6: Load Reduction Targets for Tahoe TMDL
Pollutant
5-Year
Milestone
(2016)
10-Year
Milestone
(2021)
15-Year
Milestone
(2026)
Transparency
Standards
(~65 years)
Fine Sediment Particle 10% 21% 34% 71%
Total Phosphorous 7% 14% 21% 50%
Total Nitrogen 8% 14% 19% 46%
Source: Lake Tahoe Total Maximum Daily Load (November 2010) 988
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Figure 13: Mapped Land Capability (Bailey)
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Public Stormwater Infrastructure
Caltrans completed the Trout Creek to Ski Run Boulevard (2014) and “Y" to Trout Creek (2022) water quality improvement projects that equipped the length of Lake Tahoe Blvd. with stormwater conveyance, treatments, and outlets. The Trout Creek to Ski Run Boulevard segment conveys stormwater runoff to an underground Delaware sand filter near River Dr. where it is treated and released into the Upper Truckee River. A second segment utilized open basins for collection and infiltration with overflows letting out at Trout Creek and El Dorado beach.
It is the City’s responsibility to treat runoff from all other streets per the TMDL requirements listed above. Catch basins along Palmira Ave. connect to the “Y" to Trout Creek infrastructure and empty into the Upper Truckee River. The Harrison Avenue Streetscape Improvement project as discussed in Chapter 7 achieved public and private stormwater improvements for Harrison Ave., Alameda Ave., Tallac Ave., San Francisco Ave., and Modesto Ave.
The City installed parking facilities and BMPs at 977 Modesto Ave,. and the boat ramp parking lot, and Lakeview Commons. both have best management practices (BMP) certifications from TRPA. BMPs were installed alongside the Recreation & Aquatics Center. Further developments in the 56-Acres site provide an opportunity to install updated stormwater infrastructure or BMPs.; Best Management Practices: Private Stormwater Infrastructure In addition to public stormwater infrastructure, TRPA requires individual properties and project areas within the Tahoe Basin to install BMPs to minimize erosion and infiltrate runoff from rainwater/snowmelt. BMP requirements are outlined in TRPA Code of Ordinances Chapter 60, which requires property owners to infiltrate the volume of a 20-year/1 hour storm on their property. Where site constraints are present such as high groundwater or soil with slow infiltration rates, source control BMPs may be installed to stabilize bare soils and minimize disturbance rather than full infiltration BMPs. TRPA’s Best Management Practices Handbook details methods and installation details.
Best Management Practices: Area-wide Stormwater Infrastructure Adoption of the 2012 Regional Plan allowed private parcels to participate in area-wide stormwater treatments in lieu of onsite infiltration and treatment. These treatments may be proposed as part of an area plan and are generally constructed through private/public partnerships and are designed to accommodate private parcel runoff as well as rights-of-way.
Such systems shall demonstrate a greater or equal water quality benefit compared to parcel BMPs and meet other requirements outlined in Chapter 13 of TRPA’s Code of Ordinances.
In 2014, the Harrison Ave area-wide system was completed, treating approximately 40 acres of both private and public land in the Al Tahoe area. Approximately 21.9 acres in the northeastern region of the plan area is treated in the Bijou Erosion Control Project. In 2023, TRPA adopted a set of changes to the Code of Ordinances known as the Phase 2 Housing Amendments. These amendments allow affordable, moderate, and achievable housing developments to utilize coverage above 70%; however, runoff from the project area must be collected and treated by a stormwater system that is permitted by Lahontan Regional Water Quality Control Board and monitored for TMDL pollutant load reduction. See TRPA Code of Ordinances 30.4.2(B)(5). 990
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Figure 14: Existing Land Coverage 991
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Figure 15:Existing Public Stormwater Infrastructure
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Each new construction, redevelopment, or major remodel project requires BMP installation or maintenance where treatments exist. Property owners may opt to install BMPs independently of a permitted project through TRPA’s retrofit program. There are 132 parcels (36.5%) within the plan area that have earned a BMP certificate by installing and maintaining BMPs; however, it should be assumed that not all these parcels have fully functioning BMPs. To account for maintenance, properties with BMP Certificates issued or re-issued within five years are eligible for 100 TMDL percent credit when registered, whereas properties with certificates more than five years old only receive 50 percent TMDL credit.
Underground Sources of Potential Water Quality Concerns There are 20 Leaking Underground Storage Tank (LUST) Sites within the plan area that have undergone remediation and been closed, and one open case. The open case (T10000021479) concerns potential diesel contamination of soil at the South Tahoe Public Utility District’s main operation plant. The case was opened in November of 2023 and as of 2024 was under investigation for site characterization, risk evaluation, and remediation considerations (State Water Resources Control Board, 2025).
The South Tahoe Public Utility District’s (STPUD) plant, pumps, and pipes pose a risk to water quality should human error, natural disaster, or worn infrastructure lead to a spill or leak. STPUD is creating an infrastructure replacement program to identify and prioritize sections of system infrastructure for replacement. The identification of this program is included in the Capital Improvement Plan (CIP) budget (South Tahoe Public Utility District [STPUD], 2020).
The majority (88.8%) of the 241 sewer laterals within the plan area were installed in 1959. In 1950, 5 were installed; 13 in 1970; and 1 in 2011. There are 8 laterals for which the installation date is unknown. The lifespan of these improvements can range from 50 to 100 years, though many factors play a role including material, root intrusion, external pressure, soil stability, soil chemical composition, corrosion, and water table fluctuation.
Source Water Considerations
There are fourteen (14) TRPA-designated “source water protection zones” that overlay the MidTown area. Protection zones consist of a fixed 600-foot radius circle around wells that provide drinking water with five or more service connections. Possible contaminating activities may not be approved within these zones unless all findings of TRPA Code of Ordinances 60.3.3(D) are made.
Possible contaminating activities are defined in TRPA Code 60.3.3.B. and include the following uses:
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Residential Domestic animal raising
Commercial Service stations, auto repair and service, business support services, laundry and dry-cleaning plants, repair services, batch plants, fuel and ice dealers, industrial services, recycling and scrap, storage yards, vehicle storage and parking, vehicle and freight terminals
Public Service Airfields, landing strips, and heliports; collection stations, hospitals, local public health and safety facilities; regional public health and safety facilities; power generating, public utility centers, schools, transit stations and terminals
Recreation Beach recreation, boat launching facilities, developed campgrounds, golf courses, marinas, recreational vehicle parks, rural sports Resource
Management
Timber stand improvement, grazing, range pasture management, runoff control
Shore zone Construction equipment storage, seaplane operations, tour boat operations, water-oriented outdoor recreation concessions
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Figure 17: Scenic Resources 996
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Scenic Resources
Every four (4) years TRPA assesses roadway and shoreline units for the quality of the travel experience and the quality of specific scenic resources viewed from that unit. Factors that contribute to low ratings are dilapidated or abandoned buildings, excessive street parking, and lack of vegetation that would lessen the visual impacts of large structures and the aforementioned features. Public and private investments can substantially improve a scenic unit’s rating. Scenic resources within the plan as identified by TRPA are discussed below, with comments from the 2023 Threshold Evaluation incorporated (Tahoe Regional Planning Agency, 2025).
Scenic Roadway Units
El Dorado Beach: Unit 34
Scenic Roadway Unit 34 has been in attainment since 1982. Improvements within the past 10 years include installation of curbs, gutters, and sidewalks; redevelopment of older buildings consistent with design standards (including Tahoe Wellness Center and Hotel Azure); and improvements at Lakeview Commons (creation of Champions Plaza, reconstruction of parking areas, and relocated restrooms). Specific Environmental Improvement Program (EIP) Projects that contributed include:
03.01.02.0006 - Lakeview Commons Phase 2 - El Dorado Beach Improvements
01.01.01.0098 - U.S. Highway 50 Water Quality Improvement Project - Trout Creek to Ski Run Blvd.
03.02.02.0008 - Harrison Avenue Streetscape Improvement & Bike Trail Al Tahoe: Unit 35
While Unit 35 remains in non-attainment, TRPA’s Threshold Evaluation reports have noted incremental improvements since 2011. These include installation of curbs, gutters, and sidewalks; new road pavement; façade improvements; and redevelopments.
Evaluations note the lack of screening for parking lots as an area of concern. EIP Project
01.01.01.0005, U.S. Highway 50 Water Quality Improvement Project - "Y" to Trout Creek, contributed positively to air quality, scenic resources, soil conservation, and water quality threshold categories.
Scenic Shoreline Units
Bijou: Unit 31
The Bijou scenic shoreline is in attainment and has been since threshold evaluations began in 1982. The only comment included in threshold evaluations relating specifically to the portion of Unit 31 within the Mid-Town plan area is the positive impact of strong articulation on an existing single-family dwelling.
Al Tahoe: Unit 32
The Al Tahoe scenic shoreline is in attainment and has been since threshold evaluations began. The most recent evaluation (2023) reports satisfaction with revegetation at El Dorado Beach; however, screening of kayak storage is lacking. In 2011, Lakeview 997
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Commons Phase 2 - El Dorado Beach Improvements (EIP 03.01.02.0006) increased the overall rating.
Shorezone Tolerance Districts
To avoid conflicts between foreshore and nearshore structures with scenic threshold attainment, TRPA’s 1973 Shorezone Plan identified shorezone tolerance districts around Lake Tahoe, Fallen Leaf Lake, and Cascade Lake. Each district was analyzed for topography, erosion concerns, and capacity of structures.
The Mid-Town Area Plan contains approximately half of Shorezone Tolerance District 4, the nature of which is described in TRPA Code 83.9.1A. Additional development standards are included for parcels in Tolerance District 4.
Goals and Policies
Natural Resources Goal 1 – Create attractive streetscapes that complement the natural environment.
Policy 1.1 Private Property Frontages Explore incentives to encourage property owners to participate in beautification of scenic corridors and maintain attractive street frontages with healthy native vegetation, efficient irrigation, neat parking barriers, and screening where necessary.
Policy 1.2 City Streetscape Improvements Keep well maintained rights-of-way following best practices of efficient irrigation, buffers between streets and sidewalks, and lighting.
Policy 1.3 Project Level Utility Improvements Require underground installation of new distribution level electrical lines when visible from scenic corridors or Lake Tahoe.
Policy 1.4 Area Wide Utility Improvements Work with local utility providers to analyze the feasibility of retrofitting and undergrounding utilities.
Natural Resources Goal 2 – Maintain or achieve attainment of all scenic resources.
Policy 2.1 Views from Lake Tahoe Ensure all projects visible from Lake Tahoe are reviewed to prevent adverse scenic impacts (Al Tahoe Scenic Shoreline Unit 32).
Policy 2.2 Scenic Roadways Pursue or incentivize improvements that contribute to increases in scenic quality rating.
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Policy 2.3 View of the Lake Implement development and design standards that create openings between buildings for increased visibility and accessibility of Lake Tahoe.
Natural Resources Goal 3 – Water quality improvements shall be an integral part of all new construction, major redevelopments, and right-of-way improvements to protect and enhance Lake Tahoe’s exceptional color and clarity, as well as the quality of surrounding waterways.
Policy 3.1 Address Flooding Install drainage and stormwater treatment infrastructure to mitigate seasonal flooding as identified by the Drainage Master Plan.
Policy 3.2 BMP Streamlining The City shall support TRPA efforts to streamline BMP treatments, prioritizing plans for residential projects.
Policy 3.3 Shared Treatments Explore opportunities for area-wide treatments between multiple parcels, including a mix of public and private interests.
Policy 3.4 Snow Storage Ensure snow storage areas are upstream of BMP treatments.
Policy 3.5 Lake Tahoe Total Maximum Daily Load Collaborate with Lahontan Water Quality Control Board and refine the Pollutant Load Reduction Strategy to meet load reduction targets.
Policy 3.6 Environmental Improvement Program Coordinate with TRPA to implement projects identified by the Environmental Improvement Program.
Policy 3.7 Government Center Stabilize sediment sources, treat runoff, and alleviate flooding at the El Dorado County Government Center and City of South Lake Tahoe Police Department (Environmental Improvement Program (EIP) Project Number 01.01.01.0195, Al Tahoe Government Center BMPs).
Policy 3.8 Source Water Protection Review all possible contaminating activities proposed in source water protection zones in accordance with TRPA Code of Ordinances 60.3.3(D) to prevent contamination of drinking water sources.
Policy 3.9 Facilitate Additional Coverage (Housing Policy 3.5) Consider building additional treatment capacity into area wide stormwater treatments to facilitate private developments.
Natural Resources Goal 4 – Preserve, enhance, and restore stream environment zones and their functions.
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Policy 4.1 Redirection and Transfer of Development Do not allow new developments to encroach in SEZs and provide incentives to relocate development from SEZs to high capability lands.
Policy 4.2 SEZ Mitigation Require mitigation when coverage is transferred within an existing disturbed SEZ.
Policy 4.3 Bijou Park and Golf Course SEZ In expansions or modifications to Bijou Park and the golf course, consider alternatives that reduce encroachment into and increase functioning of SEZs.
Policy 4.4 SEZ Restoration Utilize the updated Bailey Mapped Land Capability Map to more accurately delineate SEZs. Coordinate with public agencies and private property owners to prioritize and target the removal of development and land coverage from the delineated SEZs and from the TRPA designated Stream Restoration Plan Areas.
Natural Resources Goal 5 – Encourage building practices that reduce climate change impacts regionwide and consider health of residents.
Policy 5.1 Residential Air Quality Residential developments should consider health and wellbeing of residents by including air conditioning, screening, and shading of units, especially where homes are adjacent to high polluting roadways such as Lake Tahoe Boulevard.
Policy 5.2 El Dorado County AQMD Implement measures recommended by the El Dorado County Air Quality Management District and explore grants and incentives offered for community benefit.
Policy 5.3 Construction Emissions Encourage use of low emission construction equipment, prohibit open burning of debris from site clearing unless involved with a fuels reduction project, encourage use of water or other dust control measures, and low idling time for construction equipment and vehicles.
Policy 5.4 Sustainable Building Hold all projects to current standards of California Building Code and Building Energy Efficiency Standards, providing incentives for projects that exceed.
Policy 5.5 Renewable Energy Support the creation of location appropriate renewable energy systems and advocate for the allowance of shared systems.
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Implementation
Water Quality Improvements
In addition to those listed below, many transportation improvements include stormwater treatments. See Chapter 7 Transportation and Circulation: Implementation.
Project Name Project Description Lead Status
Drainage
Improvements - Micro
Areas - City Wide
This project includes drainage
improvements to address micro-areas of
concern. It is intended to be a multi-year
effort with future funding requests and
appropriations.
CSLT Ongoing, no
anticipated
completion
date
Drainage Master Plan
Update
This project proposes to amend and add to
the previously completed 2008 Drainage
Master Plan. A condition assessment
report was completed in 2022 that begins
to prioritize infrastructure replacement. It
is estimated an update will take one year
to complete once funding is available.
CSLT Ongoing,
estimated
completion
one year
after
receiving
funding
Drainage Pipe
Replacement
This project funds the replacement of
failing storm water culverts and existing
drainage facilities identified from the 2022
assessment report, field condition
assessments, and/or citizen complaints.
City staff recommend that two pipe
replacement projects are completed
annually, as funds allow. This includes
high-risk replacements as well as
replacements in the area of the following
year’s road rehab project. This work is
intended to be an on-going annually
funded program to replace storm water
infrastructure. The assessment report
estimated it would take 5 years to
complete high-risk replacements and 20
years to complete medium-risk
replacements, but it is highly dependent
on annual allocated funding.
CSLT Ongoing,
potential
completion
of high-risk
pipe
replacement
s in 2030 and
medium-risk
replacement
s in 2045
depending
on annual
allocated
funding
Al Tahoe Government
Center BMPs
The Al Tahoe Government Center lacks soil
stabilization and BMPs, and often
experiences flooding. This EIP project
proposes to plan, permit, and install
TRPA Ongoing,
estimated
completion
2027
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appropriate stormwater facilities (EIP
01.01.01.0195).
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CHAPTER 10 ART, CULTURAL, AND
HISTORIC RESOURCES
The analysis and information below and in Chapter 1, History and Setting, rely on prior historic and archeological reports commissioned by the City as noted in Appendix A; consultation with the California Office of Historic Preservation; information from the Lake Tahoe Historical Society; and consultation with the Washoe Tribe of Nevada and California.
Existing Conditions
Built Environment
The California Office of Historic Preservation tracks structures that have possible historic significance through the Built Environment Resource Directory (BERD). BERD identifies five (5) structures within the plan area that have been nominated to the National Register of Historic Places, though none were accepted. These include Sno-Flake Drive-In, Lake Forest Wedding Chapel, campground caretaker’s cabin and garage, and the water tower at 1100 Rufus Allen Blvd. (California Office of Historic Preservation). These locations have not yet been evaluated for the California Register or local listings.
Tribal Cultural Resources
Nearly all plant and animal species native to the Tahoe Basin, greater Sierra Nevada Mountain Range, and surrounding foothills are of significance to people of the Washoe Tribe. These resources were integral to supporting early ways of life by providing basic needs such as shelter, sustenance, and medicine (Makley, 2018). While lifestyles have adapted, native plants and animals maintain their importance in Washoe culture, allowing the preservation and passing down of traditional knowledge and skills.
Goals and Policies
Art, Cultural, and Historic Resources Goal 1 – Develop an arts and culture focus within the plan area, building on existing historic and notable features.
Policy 1.1 Funding Explore funding mechanisms to sustain a public arts grant program and, based on the funding source, consider identifying a priority area for installations.
Policy 1.2 Community Garden Explore viability of a new or collaborative community/demonstration garden that teaches about high altitude 1003
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gardening and plant species culturally and environmentally significant to the Washoe Tribe and Tahoe Basin.
Policy 1.3 Infrastructure for Art Consider infrastructure needs for art such as platforms, accessibility, and lighting in the development of other improvements.
Policy 1.4 Visibility of Art Recognize and account for the unique lighting needs of standalone art displays, advocating for the allowance of uplighting for notable pieces.
Art, Cultural, and Historic Resources Goal 2 – Collaborate with underrepresented communities to foster pride, awareness, and appreciation of different cultures within in the South Lake Tahoe community.
Policy 2.1 Washoe Representation Through consultation with the Washoe Tribe of Nevada and California, identify appropriate opportunities where public art may assist in preservation and appreciation of indigenous knowledge and culture.
Policy 2.2 Education Identify education opportunities for natural resources used by indigenous peoples for medicine, food, or tools.
Policy 2.3 Little Ameca Consider appropriate ways to use art to represent the approximately 22% of City residents who have personal or familial ties to the City of Ameca or state of Jalisco, Mexico.
Policy 2.4 Place Naming Consider appropriate areas to formally reinstate place names as originally identified by the Washoe Tribe.
Art, Cultural, and Historic Resources Goal 3 – Appreciate and recognize cultural and historic resources within the Mid-Town plan area.
Policy 3.1 Archeological Discoveries Treat all newly discovered archeological finds as significant resources, halting operations until evidence to the contrary has been provided by a qualified archaeologist.
Policy 3.2 Paleontological Discoveries Treat all newly discovered paleontological finds as significant resources, halting operations until evidence to the contrary has been provided by a qualified archaeologist.
Policy 3.3 Resource Preservation Where feasible, preserve or restore cultural and historic resources. Where preservation is not feasible, require mitigation for the loss of the resource that preserves the resource’s value and benefit, 1004
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such as by providing non-interfering public access to the site or education opportunities.
Policy 3.4 Human Remain Discovery Require projects or ground disturbance activities to be halted should human remains be discovered. Follow state procedures regarding notifying the County Coroner, the Native American Heritage Commission, and the Washoe Tribe should the remains be determined to be indigenous.
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CHAPTER 11 RECREATION AND OPEN
SPACE
The Mid-Town area contains a variety of recreation opportunities offered by both public and private entities. Private recreation uses are generally of a commercial nature, consisting of equipment rentals for offsite use, such as skis, snowboards, and bikes. This section discusses the area’s public recreation amenities.
Existing Conditions
The Mid-Town Area Plan contains many of the City’s best recreation assets. There are further opportunities for seasonal and year-round activities to promote connectivity in the community and mental and physical health.
Bijou Community Park
Bijou Community Park is the largest municipal park in the City, containing a disc golf course, mountain bike/BMX park, dog park, dog agility course, playground, sand volleyball courts, skatepark, two gazebos with barbeque pits, a historic railroad exhibit, and restrooms. All park facilities are free to use; however, the restrooms are closed in the winter months when use of the park significantly decreases. The park was constructed in 1992 and has continuously undergone improvements. The bike park was added in 2015 in a partnership between the City of South Lake Tahoe, Tahoe Area Mountain Biking Association (TAMBA), and South Lake Tahoe BMX. The bike park is largely maintained by TAMBA staff and community volunteers at their “Tune-Up Tuesday” gatherings. In summer of 2025, the street section of the skate park, which also served as a basketball court, was resurfaced with new features and connected to the transition section.
Bijou Park is highly utilized by individuals and for events. Both gazebos are available to rent for group gatherings. The disc golf course hosts annual tournaments. The South Tahoe Disc Golf Association maintains and promotes the course for such events. The bike park and skate park may also be rented for single or multiday events. The City hosts a summer movie series at Bijou, as well as the annual Multicultural Celebration to celebrate diversity through art, music, food, and entertainment.
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Bijou Golf Course
The golf course was first opened in 1920 as a private
course. In November 1983, the City purchased the
Bijou Meadow and Golf Course. The 9-hole course
maintains its original configuration. A neighboring
parcel containing the clubhouse and parking lot is
rented by the City. The clubhouse contains a pro shop,
rental equipment, and snack bar, but lacks permanent
restrooms. The course is generally open from the
middle of May until first snowfall, with limited hours
after Labor Day. A fee is required to play.
Campground by the Lake
The campground opened on June 26, 1979, and was reconfigured to accommodate the City’s Recreation & Aquatics Center. Amenities include campfire rings, picnic tables, shared water spigots, coin operated showers, a dump station, and WIFI service. Weekends in the summer months are regularly fully booked, as well as most weekdays.
Lakeview Commons and El Dorado Beach
El Dorado Beach at Lakeview Commons was dedicated on June 20, 2012. This project was a partnership between the City of South Lake Tahoe, El Dorado County, and the California Tahoe Conservancy, largely funded by the 2006 Parks and Water Bond Act. Amenities include a bike trail, ADA beach access path, boat launch and floating dock, kayak concessions, picnic area with tables and barbecues, turf area, restrooms, food concessions, and a swim area protected by ropes and buoys. Parking is provided for the public, as well as one lot specifically for vehicles with boat trailers.
The area is extremely popular among picnickers, slackliners, kayak and paddleboarders, and swimmers. Thursday nights throughout the summer are especially busy when the Live at Lakeview Summer Music Series occurs.
Recreation & Aquatics Center
In 2023, construction of the City’s new Recreation & Aquatics Center began. Upon its completion in 2026, the facility will provide the greater south shore with a plethora of arts, fitness, and community programs.
Lake Tahoe Community College
Lake Tahoe Community College contains over 4 miles of Nordic cross country ski track. In the non-winter months, the track is utilized by hikers. Spanning the campus and City property are the Community Play Fields, made possible by Lake Tahoe Community College District and the City of through the Community Play Consortium (CPC) Joint Power Authority. One synthetic turf field and two grass fields are available for youth programs, youth leagues, and LTCC students, as well as for tournaments, training camps, special events, and fundraisers. 1007
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South Tahoe Middle School
South Tahoe Middle School contains tennis courts, baseball fields, a track, and a football field.
Facilities are used for both school and community activities.
Goals and Policies
Recreation Goal 1 – Increase availability of recreation opportunities in the winter months.
Policy 1.1 Winter Recreation Activities Explore expanding golf course operations and facilities to include winter sports and events that activate the space for year-round use.
Policy 1.2 Extended Activation Implement enhancements and additions to Bijou Park that can extend use periods, both daily and yearly.
Policy 1.3 Campground Uses Explore ways to utilize the campground in winter months.
Recreation Goal 2 – Modify and enhance Bijou Community Park and Golf Course to meet transportation needs, demand for individual uses, accessibility, and suitability for special events.
Policy 2.1 Connectivity Increase non-autocentric connectivity both to and within the park, considering and advocating for a fixed route transit stop at Bijou Community Park.
Policy 2.2 Transportation Needs Meet visitor demand through transit service opportunities, expanding bicycle parking, continuing transportation improvements, and exploring acquisition of new parcels to facilitate shared parkin. All considerations regarding additional parking must be consistent with the RTP/SCS.
Policy 2.3 City Owned Clubhouse Explore pathways to developing a new clubhouse on City-owned property.
Policy 2.4 Clubhouse Improvements Construct a new golf clubhouse that can accommodate special events, parking demand, year-round uses, and recreation related accessory uses.
Policy 2.5 Special Event Facilitation In all improvements to Bijou Park, consider how the space can become better suited to hosting special events that accommodate people of all ages and abilities.
Policy 2.6 ADA Compliance Address projects identified by the City’s ADA Self Evaluation and Transition Plan in accordance with priority. 1008
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Policy 2.7 Recreation for All Pursue accessible upgrades beyond those required by ADA, such as inclusive playground features that encourage disabled and able-bodied children to interact and share the same space, considering not only physical disabilities, but also sensory impairments, processing disorders, and other conditions.
Policy 2.8 Recreation Diversification and Enhancements Continue working with the community to identify desired uses for Bijou Park as a whole, as well as enhancements to individual uses. Should tradeoffs occur, work with the affected community to mitigate losses, be they spatial, historic, or other.
Policy 2.9 Concessions Consider appropriate and need based uses or services to operate from the existing concessions building, including but not limited to:
Rental/loaner helmets to skate and bike park users
Disc golf pro shop
Items for tidying facilities (brooms, rakes, leaf blower, etc.) Tools for equipment quick fixes
Prepackaged drinks and snacks
Simple first aid supplies
Water bottle refill station
Recreation Goal 3 – Balance recreation improvements with open space and stream environment zones.
Policy 3.1 Stream Environment Zones In expansions or modifications to Bijou Park and Golf Course, include alternatives that reduce encroachment into or increase functioning of stream environment zones.
Policy 3.2 Open Space Maintain sufficient and facilitate new open space areas for community and environmental benefit.
Recreation Goal 4 – Develop the Recreation & Aquatics Center to be a community center for residents and visitors of all walks of life.
Policy 4.1 Supporting Facilities Develop supporting facilities for the Recreation & Aquatics Center such as day use, outdoor summer camp, event, and demonstration spaces.
Policy 4.2 Integration of Art Realize the Recreation & Aquatics Center as a community hub where all individuals can find representation.
Recreation Goal 5 – Increase accessibility and experiences of beach recreation. 1009
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Policy 5.1 CTC Land Exchange Continue parcel exchange efforts with the California Tahoe Conservancy to increase opportunities for beach access and exploring expansion scenarios for Lakeview Commons.
Policy 5.2 Lakeview Commons Maintain Lakeview Commons as a community hub while exploring mechanisms to increase recreation areas and environmental improvements.
Policy 5.3 Accessible Improvements Ensure beach recreation areas are accessible by walking, riding, or rolling.
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CHAPTER 12 SAFETY AND NOISE
This section is supplemental to the Health and Safety Element of the City of South Lake Tahoe General Plan and the Natural Hazards Element of the TRPA Regional Plan. The policies and goals below are consistent with the City’s 2022 Local Hazard Mitigation Plan to reduce or eliminate long-term risk to people and property from hazards, both natural and manmade. Natural hazards discussed in the South Lake Tahoe General Plan Health and Safety Element included fire hazards, seismic and geologic hazards, flooding hazards, and avalanche hazards. Human-caused hazards discussed included the use, storage, and transport of hazardous materials, airport hazards, and noise.
Existing Conditions
Citywide hazard identification and risk assessment was completed in the City of South Lake Tahoe Local Hazard Mitigation Plan 2022 Update. The significance summary from this assessment is included below.
City of South Lake Tahoe Hazard Significance Summary
(Table 4-2 of LHMP)
Hazard
Geographic
Extent
Probability of
Future
Occurrences
Magnitude/
Severity
Overall
Significance
Avalanche Extensive Highly Likely Limited Low
Dam Incident Limited Unlikely Negligible Low
Drought Significant Likely Limited Medium
Earthquake Significant Likely Catastrophic High
Flood Significant Likely Limited Medium
Landslide and Debris Flows:
Soil Hazards
Limited Highly Likely Limited Medium
Severe Weather: Heavy
Rain/Thunderstorms/Hail/
Lightning/ High Winds
Extensive Highly Likely Limited Medium
Severe Weather: Heavy
Snow/Winter Storms
Extensive Highly Likely Critical High
Wildfires Extensive Highly Likely Catastrophic High
Public Health Hazards:
Epidemics/Pandemics
Extensive Occasional Critical High
Energy Shortages and Energy
Resiliency
Extensive Highly Likely Limited High
Geographic Extent
Limited: Less than 10% of planning area
Significant: 10-50% of planning area
Magnitude/Severity
Catastrophic: More than 50 percent of
property severely damaged; shutdown of
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Extensive: 50-100% of planning area facilities for more than 30 days; and/or multiple deaths
Overall Significance
Low: minimal potential impact
Medium: moderate potential impact
High: widespread potential impact
Critical: 25-50 percent of property severely
damaged; shutdown of facilities for at least
two weeks; and/or injuries and/or illnesses
result in permanent disability
Limited: 10-25 percent of property severely
damaged; shutdown of facilities for more
than a week; and/or injuries/illnesses
treatable do not result in permanent
disability
Negligible: Less than 10 percent of property
severely damaged, shutdown of facilities and
services for less than 24 hours; and/or
injuries/illnesses treatable with first aid
Probability of Future Occurrences
Highly Likely: Near 100% chance of occurrence
in
next year or happens every year.
Likely: Between 10 and 100% chance of
occurrence in next year, or a recurrence
interval of 10 years or less.
Occasional: Between 1 and 10% chance of
occurrence in the next year or has a
recurrence interval of 11 to 100 years.
Unlikely: Less than 1% chance of occurrence in
next 100 years or has a recurrence interval of
greater than every 100 years.
Table 8: City of South Lake Tahoe Hazard Significance Summary Noise
As more mixed-use developments are built, noise conflicts between commercial and residential uses may occur more frequently. Much of this plan area is adjacent to Lake Tahoe Blvd., where residential developments may be affected by transportation related noise pollution.
Portions of the plan area are overlayed by noise contour bands as identified in the Airport Land Use Compatibility Plan (ALUCP). Certain uses within these overlays are prohibited or require additional conditions of approval to mitigate noise interference and ensure safety and quality of life. These requirements are discussed further in Chapter 4, Land Use and Community Design and Table 4-1, Noise Compatibility Criteria, of the ALUCP.
Special events with amplified sound are reviewed individually or as an event series according to SLTCC 6.55.230 or against specific permit conditions when within a special event area. Events are reviewed to ensure that the hours of amplified sound do not cause significant disturbances to neighboring uses. In some cases, mitigation measures are placed on an event to lessen noise impacts.
Maximum community noise equivalent levels (CNEL) for the plan area are included in Table 9.
TRPA Code Chapter 68 and the South Lake Tahoe General Plan Health and Safety Element provide further information regarding measuring levels for specific noise sources. 1012
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Table 9: Community Noise Equivalent Level
District/
Overlay
Tahoe
Sierra
Business
Harrison/
Sandy
Al
Tahoe
Center
Public
Service LTCC Bijou Rec.
US Hwy
50 (overlay)
Shorezone
(overlay)
CNEL 60 60 60 55 55 55 65* 55
*This standard overrides the district CNEL levels for areas within 300 feet of US Hwy 50.
Table 9: Community Noise Equivalent Level
Goals and Policies
Safety Goal 1 – Reduce or eliminate long-term risk to people and property from hazards, both natural and manmade.
Policy 1.1 Floodplain Development Do not allow additional development in 100-year floodplains unless the findings of TRPA Code of Ordinances
35.4.2(A), (B), (C), or (D) are made.
Policy 1.2 Emergency Response Advocate for the installation of emergency signals and clear zones at South Lake Tahoe Fire Station #2.
Policy 1.3 Smart Growth Implement the Area Plan’s development standards which have been developed to be consistent with the State of California, Office of the Attorney General’s Best Practices for Analyzing and Mitigating Wildfire Impacts of Development Projects Under the California Environmental Quality Act.
Policy 1.4 Overflight Zones Require all new projects located within the overflight safety area to meet the standards and requirements of the Airport Land Use Compatibility Plan (ALUCP) in effect at the time the project is reviewed and require overflight notifications for all residential properties within the overflight notification area.
Policy 1.5 Police Access Maintain police access to high visitation areas such as Lakeview Commons, especially during peak visitation times for safer pedestrian experiences.
Policy 1.6 Community Event Safety Maintain appropriate police presence at community events for the safety of participants and surrounding areas.
Safety Goal 2: Facilitate developments that increases the City’s preparedness and resilience towards hazards and disasters.
Policy 2.1 Regional Safety Partners Support Lake Tahoe Community College in developing a regional first responder safety and training facility. 1013
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Policy 2.2 Flow Requirements Coordinate with STPUD to ensure proposed developments can be supported by existing infrastructure and meet minimum flow requirements for fire suppression.
Policy 2.3 Emergency Access Ensure developments and event spaces are accessible by emergency vehicles.
Policy 2.4 Improved Fire Facilities Explore locations for the relocation of Fire Station #2 that allow room for expansion, accommodating training space, administrative offices, and increased response capacity.
Policy 2.5 Improved Police Facilities Explore the feasibility of improvements to police department facilities that allow for additional training opportunities, secure storage, and administrative offices with room for growth.
Safety Goal 3 Protect the community from harmful effects of exposure to excessive noise, including ground borne noise.
Policy 3.1 Noise Mitigation for Residential Uses Residential projects fronting US Hwy 50/Lake Tahoe Blvd. shall include features that mitigate transportation-related noise pollution, such as vegetation buffers and air conditioning.
Policy 3.2 Airport Noise Review all projects against Noise Compatibility Criteria (Table 4-1) of the Airport Land Use Compatibility Plan (ALUCP) to avoid establishing noise-sensitive uses in affected areas.
Policy 3.3 Transportation Noise Require mitigation of new transportation noise sources to the levels shown in Table HS-2 of the City General Plan at all outdoor activity areas and interior spaces of existing noise-sensitive land uses.
Policy 3.4 Acoustic Analysis Require an acoustical analysis as part of the environmental review process when noise-sensitive land uses are proposed in areas exposed to existing or anticipated exterior noise levels exceeding the levels shown in Table HS-1 and HS-2 of the City General Plan.
Policy 3.5 Ground-borne Noise Require an analysis of potential vibration impact be conducted for all construction activities that include impact equipment and activities such as pile driving, soil compaction, or vibratory hammers that occur within 200 feet of existing structures.
Policy 3.6 Special Event Noise Review all special events for excessive noise impacts, implementing mitigation as necessary.
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CHAPTER 13 IMPLEMENTATION
Mechanisms to implement an area plan’s goals and vision are critical for success. If private property owners have no incentive to improve, redevelop, or sell an underused parcel, execution of the community vision becomes difficult and delayed. This section explores mechanisms to encourage private landowners to participate in community revitalization, spurring implementation of the plan within a timely manner.
Implementation Strategies
Below are implementation strategies that may be catalysts for the Mid-Town Area Plan’s goals and vision. A brief introduction to each strategy and possible lead department is provided. These items are conceptual and will not be implemented alongside the Area Plan. The presence of a strategy in this section does not constitute a commitment by the City of South Lake Tahoe to implement it. These will require separate policy development, approval, and environmental review if pursued in the future.
Landbank
Development Services
Creating a landbank would allow the City to play a direct role in redevelopment. The landbank would acquire private land offered for sale. In accordance with the Surplus Land Act, the parcel would first be made available to affordable housing developers and open space entities. If it remains available, the parcel would be placed for sale for other preferred developments. The City may also choose to maintain ownership until adjacent parcels are sold or intended to be redeveloped. This provides an opportunity for parcels to be merged and redeveloped as part of a larger project area. This is particularly valuable as coverage limitations, smaller lot sizes, and irregular lot shapes are present in the Mid-Town area, all which limit development potential.
Further research would be required to identify necessary startup funds, ongoing feasibility, qualifications for desirable parcels, and characteristics of preferred developments.
Property Tax Abatement Programs
Development Services and Finance
Exploration of tax abatement programs may be included in the Mid-Town Area Plan with further direction to analyze financial implications and project eligibility. This technique may be used to target certain parcels, such as those which have remained vacant for long periods, or to incentivize specific kinds of development, such as mixed-use developments that incorporate affordable housing units.
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This approach generally has low startup costs but does result in forgone revenue for the jurisdiction.
Public/Private Partnerships
Development Services and Public Works
There was widespread recognition of the benefits of collaboration with private property owners to complete more projects like the Harrison Avenue Streetscape Improvement & Bike Trail. The City should explore further opportunities to achieve areawide stormwater treatments, shared parking facilities, and pedestrian and bike infrastructure. There are lessons to be taken from the Harrison Avenue project, such as the value of parking as discussed below. Priority areas include Sandy Way, Palmira Ave, and the Al Tahoe Center as discussed under Areawide Improvements in Chapter 13.
Paid Parking
Police and Public Works
A tool often used by jurisdictions to alleviate the burden on developers of constructing and maintaining onsite parking is paid public parking and parking benefit districts. These systems assign an appropriate cost to public parking based on location and demand.
Jurisdictions can remove parking minimums from private establishments, while earning funds to enhance rights-of-way with bike paths, walkways, ADA improvements, street lighting, and drainage improvements. Funds may also be dedicated to addressing other community goals such as the creation of public art.
During outreach, staff heard both support and opposition for paid parking of existing public parking and for future improvements. Further research would include a feasibility study that looks at implementation costs and enforcement needs. Community outreach would be a key component in identifying appropriate uses for the funds generated.
Corridor Beautification
Development Services and Finance
Much of the Mid-Town region fronts Lake Tahoe Boulevard. Lake Tahoe Boulevard is recognized by TRPA as a scenic corridor, though not all sections meet the attainment standards. Grants offered through a modified community investment and revitalization program as described in SLTCC 6.20 would ease the financial burden of property and landscaping maintenance. A corridor beautification program has the potential to increase curb appeal and create streetscapes that are more attractive to pedestrians and bicyclists. Qualifying improvements may include sign replacements, installation of vegetation, and minor facade improvements that increase consistency with development standards.
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Program implementation includes identifying a funding source, creating eligibility criteria, and defining clear program goals. A priority zone may also be considered as was done with the original program.
In-lieu Fees for Public Improvements
Public Works
To provide more flexibility for private developers, the City may consider offering an inlieu fee option as an alternative to constructing public improvements. This decision to allow that a fee be paid in place of constructing the improvement alongside the project is typically at the discretion of the Director of Public Works; however, City Council must first approve a fee structure. This provides benefits for both the developer, the City, and the public. Depending on the fee structure, developers may save the cost of creating the plans and construction. The contribution may be used for priority active transportation projects and areawide stormwater systems, providing the public with more complete amenities and contributing to regional water quality goals.
Public Art Funding and Priority Zone
Development Services, Parks and Recreation, and Public Works A primary goal of the Mid-Town Area Plan is to emphasize arts and culture within this area. Should a funding source for public art be identified, the Mid-Town region may be designated as a priority zone for public art. Proposals within this zone may receive additional points in proposal review.
Reinvestment Zones
Development Services
In May of 2024, the City of South Lake Tahoe submitted a letter of support for AB 930, Reinvestment in Infrastructure for a Sustainable and Equitable California (RISE) Act. While this bill has been held under submission as of August 2024, City staff will continue to monitor state legislation for redevelopment funding opportunities.
Reinvestment projects such as Heavenly Village and the Harrison Avenue Streetscape Improvement Project delivered new and upgraded commercial spaces, safe and accessible pedestrian and bike paths, extensive stormwater treatment systems, and lively gathering spaces, demonstrating the value of this type of planning.
Defining “New Construction”
Development Services
Creating a clear definition of “new construction” would help keep properties from falling into disrepair, making them more attractive to new tenants and reducing commercial vacancy rates. It is a trend for developers to remodel buildings down to the studs, but 1017
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because the building is not demolished it does not qualify as a new construction project and certain building code requirements cannot be enforced. Defining new construction to include these kinds of projects will ensure safety, accessibility, and sustainability upgrades are diligently implemented.
Implementation would require staff time for the development and adoption of an ordinance.
Excess Coverage Mitigation Assistance
Development Services
Per Resolution 2023-051, the City offers TRPA development rights and land coverage at no cost for certain projects. This is a successful program, though development rights are most often requested in the form of residential units of use (RUU) for multifamily and accessory dwelling unit developments. Coverage is requested less frequently. For many redevelopment projects, there is extensive verified coverage on the site. In these cases, coverage is not so much a limiting factor, but the excess coverage mitigation fees can become burdensome. With direction from City Council, Resolution 2023-051 may be amended to allow for City banked coverage to be retired to serve as excess coverage mitigation for projects that demonstrate the utmost compliance with goals, policies, and guidelines.
Bijou Park and Golf Course Implementation Plan
Parks and Recreation
Following adoption of the Mid-Town Area Plan, the City Parks and Recreation Department alongside the Parks and Recreation Commission will develop a Bijou Park and Golf Course implementation plan to address opportunities related to golf course improvements with a focus on the clubhouse, course, and parking area. This approach will consider realistic deliverables, considering timelines for completion, funding mechanisms and/or gaps, and possible roadblocks or challenges.
Green Building Incentive Program
Select implementation strategies above are designed to target aging and inefficient infrastructure. Should these strategies be successfully implemented, they have the potential to not only bring buildings up to current sustainability and accessibility standards but also incorporate green building practices beyond those required.
The City has identified LEED, Energy Star, Green Point, BREEAM, and the National Green Build Standard as certification programs in alignment with the City’s sustainable building and emissions reductions goals as outlined in the Climate Action Plan. Obtaining one of these certifications makes the project eligible for one or all of the incentives below. Should an applicant wish to complete a certification program not listed, the program may be reviewed by City staff for consistency with this program’s goals.
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In addition to requirements of the third-party certification, the following measures are encouraged:
• Appliances – All kitchen appliances meet Energy Star rating if an Energy Star designation is available for that appliance.
• Reduction in cement uses – Foundation mixes contain at least 20% reduction in cement by replacing cement with products such as flyash, slag, silica fume, or rice hull ash. • Renewable/Recycled materials – At least 20% of all hard floor covering in the home may be a recycled content material or be of rapidly renewable materials such as bamboo, cork, natural linoleum flooring, engineered wood products, or minimum of 50% recycled content tile.
• Low VOC flooring – At least 80% of the total area of resilient flooring installed may be certified under the Resilient Floor Covering Institute (RCFI) FloorScore program and at least 80% of the total area of carpet meet the CRI Green Label Plus requirements for carpet.
• Radon Resistant construction – Radon resistant construction that meets the criteria of the Basic Techniques for Radon Resistant Construction recommended by the US EPA, is included in the project and the owner has been provided with information on radon risks, the radon resistant construction in the home, and radon testing options. • Sustainable deck products – All decks surfaces utilize Forest Stewardship Council (FSC) certified wood, salvaged wood, or recycled content plastic or composite decking. Plastic or composite decking materials must be approved by the Office of the State Fire Marshall for use in the Wildland Urban Interface area.
• Low water consumption landscaping – The project does not include lawn area greater than 5% of the lot area and all landscaping is irrigated with a drip irrigation system that includes soil moisture control sensors.
• Kitchen faucet – Maximum flow rate at sink faucets is not greater than 1.5 gallons per minute at 60 psi.
Residential Project Incentives
Residential projects that voluntarily achieve third-party Green Building certification would be eligible for the following:
• Priority plan check, over all other projects, by all City Departments. • Priority on the residential allocation waiting list.
• Recognition at a televised City Council meeting and on the City Website.
Commercial Project Incentives
Commercial projects that voluntarily achieve third-party Green Building certification would be eligible for the following:
• Priority plan check, over all other projects, by all City Departments. • CFA allocation from the City’s unallocated CFA pool.
• Recognition at a televised City Council meeting and on the City Website 1019
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Proof of Certification
All applications for projects utilizing this program shall include a signed testimony and documentation demonstrating their intent to obtain green building certification and provide final certification prior to issuance of a certificate of occupancy. If certification is not obtained when occupancy is required, the applicant may post a security equal to $10,000 to receive a certificate of occupancy for the building. The security would be held until green building certification is obtained. If certification is not obtained within 1 year of occupancy, the security would be forfeited and deposited into the City fund to be used for City sustainability efforts. 1020
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Areawide Improvements
The following are put forward as conceptual plans for specific areas of Mid-Town.
Stakeholders identified these areas as having great potential to create multi-use community spaces.
Tahoe Sierra Business District: Bike Boulevard
Much of the Tahoe Sierra Business District does not have dedicated bike lanes but rather has shared facilities between bikes and cars. Space is a limiting factor for constructing bicycle and pedestrian improvements. Considering these limitations, the following diagrams were created to explore how to prioritize bike travel, as well as to deter drivers from using local streets as shortcuts. The diagrams below use existing conditions along Palmira Avenue. Final plans will be based on further input from the community and adjacent business owners. Further research should also include road capacity and speed analysis.
Existing Conditions
Today, Palmira Avenue is a two-way road with
no pedestrian infrastructure. Although not
striped, vehicles are frequently parked along
the road behind existing commercial uses.
The street was identified by the community as
an opportunity location for enhanced bike
infrastructure due to its location along a
commercial corridor and potential for further
integration into the existing bike and
pedestrian network.
The existing roadway is approximately 24 feet
in width within a 40-foot right-of-way. This
area is not adequate to accommodate two
drive lanes, formalized parking, and
pedestrian infrastructure, so various layouts
are explored.
Design Concepts
The following concepts illustrate alternate
ways to accommodate multiple modes of
transportation. In addition to the diagrams
shown, feasibility of a Class I bike path
alongside vehicle travel ways should be
explored to advance safety and connectivity of bicycle traffic. Final designs would incorporate striping, signage, and other design strategies as appropriate. 1021
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CONCEPT A
Concept A visualizes Palmira Ave. as a one-way road, formalizing street parking and pedestrian infrastructure. A southwest direction of travel is shown to prevent eastbound travelers on US 50 from using the bike boulevard as a pass-through.
CONCEPT B
Concept B retains two-way traffic and provides pedestrian infrastructure. This concept lacks on-street parking to accommodate two-way traffic. 1022
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Harrison/Sandy District: Streetscape ImprovementsShared Parking
Existing Conditions
The Sandy Way area of this district suffers
from a lack of pedestrian infrastructure
and stormwater infrastructure. Most
parking spaces require vehicles to back
into roadways at sharp angles, creating
unsafe conditions for all users. The topics
below discuss approaches to address these
concerns as well as update and install
stormwater infrastructure, facilitate
pedestrian circulation, and enhance the
area with native landscaping. Such
improvements have the potential to
improve economic viability of businesses
by creating pedestrian-focused
streetscapes and public spaces which draw
potential customers to the area.
On-Street Parking
A plan such as that applied to Harrison Avenue through the Harrison Avenue Streetscape Improvement and Bike Trail project would address many of the community's concerns for the Sandy Way region of this district. Some of these methods have been conceptually applied to Sandy Way through the diagrams below. Final plans may vary based on parking demand analyses, stormwater system planning, further community outreach, cost evaluation, and results of outreach to property owners.
Off-Street Parking
The City should enhance off-street public parking, specifically around Lakeview Commons where unfinished shoulders and dirt are used for parking. Should the 56 Acres Master Plan be amended, consider how public shared parking, time limits, and parking technology in this district could maximize the use of public parking.
Parking Management
Parking spaces near commercial uses may be limited to periods of time (30-minute, 1-hour, 2- hour parking, etc.) or marked as reserved for specific businesses to prevent long-term beachgoers from using these spaces, which are often critical to the success of local businesses.
Fees may be explored for street parking to ensure ongoing improvements and maintenance of the shared facilities.
To further discourage long-term parking at commercial establishments, signage may be used to indicate the intended use of certain parking areas. Signage reading “Beach Parking,” “Business 1023
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Customer Parking Only,” or “Employee Parking” may reduce confusion and improve parking availability for the diverse groups of people who visit the area. 1024
Design Concepts
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CONCEPT A
Concept A for Sandy Way maintains a two-way flow of traffic but realigns the parking spaces to increase visibility for drivers backing into the street. Sidewalks on both sides of the street are
CONCEPT B
Concept B presents a similar two-way flow of traffic with angled parking on one side of the street and parallel parking on the other. 1025
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Al Tahoe Center: Community Riverwalk
Parcels within this district have the unique opportunity to complement community spaces with Trout Creek and the surrounding natural area. While the stream environment zone shall not be encroached upon, commercial uses may take advantage by providing scenic views of Trout Creek from open-air pedestrian walking and seating areas. Applying a riverwalk concept along the southern side of these parcels has the potential to create a natural draw to the area.
Pedestrian oriented improvements are especially important at this major intersection. The Al Tahoe Center has the potential to connect and draw activity from the lively Harrison Avenue area to the Tahoe Sierra Business District. Al Tahoe Boulevard is also a major funnel towards Bijou Community Park and Lake Tahoe Community College. The riverwalk itself could serve as a connection from Lake Tahoe Boulevard to Al Tahoe Boulevard and to College Trail leading to Lake Tahoe Community College, providing individuals with relief from Lake Tahoe Boulevard and increasing the likelihood of interaction with adjacent businesses. There is an existing bus stop at the western end of the district to further facilitate this connection. 1026
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Bijou Recreation District: Site Design and Vision
Programming
The concepts in this section serve as examples of how Bijou Community Park and Golf Course may be optimized to meet changing community needs. They identify uses that exist and should be maintained and enhanced, as well as new and alternative uses. The Area Plan does not identify a preferred concept, rather poses these diagrams for consideration in future park planning efforts. They identify community wants, such as expanded uses, as well as operational needs, such as a Parks and Recreation Department maintenance facility. Further outreach should be done to understand user demand to determine appropriate footprints for program elements, as well as how to best develop the spaces for specific user group needs. Staff will work to identify future funding opportunities.
Community Gathering and Events
Throughout all discussions regarding Bijou Park, an emphasis was made on flexible gathering places, be these for public events; rental space for families, teams, or other private events; or unofficial meetups. The existing rental spaces are highly utilized. Additional opportunities should be sought for community members to reserve pavilions or similar group gatherings. Where larger gatherings are expected, reinforced turf should be used to prevent damaging plant life or soil.
Bijou Park currently hosts free movie nights but lacks an official gathering/demonstration area.
Interest in an appropriately scaled amphitheater for community events and demonstrations should be explored. The amphitheater may also be designed to function as a public sled hill in the winter months.
Golf Course
It has long been a goal to relocate Bijou Golf Course operations to a City-owned property. This would provide the opportunity to establish a new facility that hosts a variety of events and addresses maintenance needs, while removing coverage from SEZ. Concept B explores a scenario in which additional land has been acquired for recreation uses. This would allow for expansion of existing uses; new uses; shared parking; and a new clubhouse that is more integrated with Bijou Park.
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Another option is presented in Concept C, which locates golf operations at 1200 Johnson Blvd. near Marlette Circle, a parcel already owned by the City. This alternative is a more feasible, short-term option, though the golf course remains isolated from Bijou Park. The relocation of golf course operations would require reconfiguration of the course. It will be a focus of the Bijou Park Implementation Plan and related outreach efforts to identify a preferred and feasible future for Bijou Golf Course. Reconfiguration of the course may provide opportunities to remove portions of tees, greens, and fairways from the Stream Environment Zone. Thoughtful reconfiguration may create space for accessory golf uses, such as putting greens or a warmup hitting bay.
Concessions
As detailed in Recreation Policy 2.9: Concessions, recommission and upgrade the existing (nonoperational) concession stand to accommodate desired uses during peak season. The concession stand may sell traditional items such as snacks and drinks but may also provide rental equipment such as helmets. This is intended to be a service only; employees of the concession stand should not be responsible for the enforcement of the park’s rules. Relocation of golf course operations may provide an opportunity for consolidation of a golf pro shop and Bijou Park concessions.
Additional services discussed by community groups included:
• Rental/loaner helmets to skate and bike park users
• Disc golf pro shop
• Items for tidying facilities (brooms, rakes, leaf blower, etc.) • Tools for equipment quick fixes
• Prepackaged drinks and snacks
• Simple first aid supplies (bandages, ice packs, etc.) • Water bottle refill station
New and Year-round Uses
With the rapid popularization of pickleball, there was community interest in public pickleball courts. With enough public interest, consider opportunities to develop a pickleball tournament facility, drawing tourists to South Lake Tahoe and creating an additional source of revenue for park maintenance or future improvements. Uses such as this that require hard coverage should be made adaptable to facilitate other sports such as basketball and tennis.
Explore the viability of creating a community garden that teaches about high altitude gardening, water-wise planting, and plant species culturally and environmentally significant to the Washoe Tribe and Tahoe Basin. Collaborate with Lake Tahoe Community College to identify opportunities for students of relevant programs to manage and maintain the community garden, with potential to be integrated as part of coursework. To reduce spatial demand and contribute to water quality improvements, consider opportunities for these features to serve as soil stabilization and water infiltration systems.
Many stakeholders shared a desire for low barrier recreation opportunities in the winter months.
Items discussed included a warming hut to support winter recreation in the park and adjacent meadow, such as sledding, snow bikes, and cross-country skiing. A new golf clubhouse could be 1028
MTAP 2026 Implementation ǀ 91
designed to accommodate this, as well as host a variety of private and public events. Should there be a need or desire, an indoor driving range simulator would allow golfers to practice when the course is not playable.
As the park evolves, consider opportunities to reconfigure existing disc golf holes, especially those near roadways which may pose a hazard to players or public safety. Collaborate with the South Tahoe Disc Golf Association to identify new course alignments which would provide the same or better experience. Consider amenities which will continue to improve user experience and draw new players to the course. Such amenities may include a gathering plaza, restrooms, updated signage, or seating areas.
Use and Maintenance
All materials should be long-lasting, suited to the local climate, and require minimal maintenance. These items are especially applicable to the bike and skate parks. Maintenance for all City recreation facilities can be enhanced by the identification of an area for park offices and maintenance. Bijou Community Park is a central location that would allow staff efficient access to major service locations.
During seasons with limited daylight hours, getting to the park after school or work but before twilight is often challenging. Ample lighting in key locations should be provided to extend use of the park into the evening hours.
Connectivity
The diagrams’ legends note the need for additional accessibility and connectivity improvements throughout the park. Sense of place can be made stronger through a central entry plaza which welcomes visitors and orients them with maps and other informational signage. Multiple uses should be accessible without relying on parking areas for paved connections. Not only would paths serve to connect uses, but a meandering path is also an opportunity to incorporate running as a new activity or guide one through artistic and educational displays.
It is important for the park to be better integrated with the surrounding area. Design of future amenities should anticipate bus service to the park, providing pleasant waiting areas with amenities such as restrooms, water bottle refill stations, and shade structures. Crossings between Lake Tahoe Community College and Bijou Park should be strengthened, as these 1029
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parcels often serve one another during special events. Efforts in this area are moving forward with the recently constructed Bijou Park Multi-use Connector Path, which includes a pedestrian activated beacon crossing at the entrance of Bijou Community Park and College Drive. 1030
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1032
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1033
MTAP 2026 Appendix A ǀ 0
Appendix A: Development and Design
Standards
Applicability
The following sections identify permissible uses and densities; site and building design standards; and site improvements that all new construction and major redevelopment projects must meet.
Smaller projects such as façade improvements must only meet the standards applicable based on the project scope. It shall be up to staff discretion to determine if a project is new construction, major redevelopment, or a more limited scope.
City-only design or operational standards may be waived by the Director of Development Services where strict application would interfere with the use of specialized equipment, unique operations, or create an unsafe environment.
Apart from setback, height, and color, features that are not defined as structures by the California Department of the State Architect are exempt from City-only design standards.
Many standards are based on a parcel’s designation within or outside of the Town Center. To see where a parcel is located, reference Figure 18 on the following page.
No City interpretation, waiver, variance, exception, ministerial process, or discretionary approval may waive or reduce any TRPA Code requirement, TRPA-retained review requirement, or requirement necessary for TRPA Regional Plan conformance.
Standards are required to be met.
Exceptions are provided when strict application of the standard would render a project infeasible or to achieve a desired element for unique projects or project areas. Exceptions may be granted at the reviewer’s discretion, and in some cases require approval by the Director of Public Works.
Exceptions that call out a specific district shall be treated as standards in that projects are required to comply. Exceptions to TRPA standards are not allowed.
Guidelines are provided to clarify the intention of standards and give developers further guidance. Guidelines should be followed to increase the likelihood of project approval.
Variances of requirements other than those of TRPA standards may be allowed per South Lake Tahoe City Code (SLTCC) Chapter 6.55, Article VII.
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MTAP 2026 Appendix A ǀ 1
Figure 18: Mid-Town Districts with Town Center Overlay 1035 Development and Design Standards Appendix A ǀ 1
Permissible Uses
Use regulations are established by letter designations as listed below. The designations apply strictly to the permissibility of land uses. While a use may be allowed, applications for buildings or structures may require a discretionary design review. Uses not listed are prohibited within the plan area. Definitions for all uses are included in Appendix B. Where numbers are present, refer to the footnotes at the bottom of the table.
“A” designates an allowed use subject to zoning compliance. Allowed uses may be established as the primary, secondary, or accessory use of a building. “S” designates uses that are permitted subject to approval of a Special Use Permit per SLTCC
6.55.620 and TRPA Code of Ordinances Section 21.2.2. Special use permits are discretionary. “TRPA” indicates uses that require direct TRPA review and permitting. Additional projects may require TRPA review per the Memorandum of Understanding between the City and TRPA.
Table 10: Permissible Uses
Tahoe Sierra
Business (TSB)
Harrison/ Sandy
(H/S)
Al Tahoe Center
(ATC)
Public Service
Center (PSC)
(11
8)
Lake Tahoe
Community
College (LTCC)
Bijou
Recreation
District (BRD)
Residential
Manufactured/Mobile
home dwelling S4 - - - - -
Multiple family dwelling A A A A A S
Multi-person dwelling A A A A A S
Nursing and personal
care
A A A A - S
Residential care A A A A - S
Single family dwelling A1 A1 A1 - - S
Tourist Accommodation
Bed and breakfast
facilities S A8A7 - - - -
Hotel, motels, and other
transient dwelling units A5 A8A7 - - - -
Timeshare S S7 - - - -
Commercial: Retail
Building materials and
hardware S - - - - -
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Development and Design Standards Appendix A ǀ 2
Table 10: Permissible Uses
Tahoe Sierra
Business (TSB)
Harrison/ Sandy
(H/S)
Al Tahoe Center
(ATC)
Public Service
Center (PSC)
(11
8)
Lake Tahoe
Community
College (LTCC)
Bijou
Recreation
District (BRD)
Auto, mobile home and
vehicle dealers S - - - - -
Eating and drinking
places A A A A - -
General retail A A A A S -
Mail order and vending A5 - - - - -
Nursery A2 A2 A2 - - -
Outdoor retail sales S S S - S -
Service stations S4,5 S4 - - - -
Commercial: Entertainment
Amusement, recreation,
& entertainment facilities A3,5 A3 A3 A - -
Special event area S S S S S S
Outdoor amusements S S - A S -
Commercial: Services
Animal Services A A A - - -
Auto Repair and Service S4,5 - - - - -
Broadcasting studios A A A - A -
Business support services A4 A4 A4 A4 - -
Contract construction
services S - - - - -
Health care services A A A - - -
Laundries and drycleaning plants S4 - - - - -
Professional offices A A A A A -
Repair services A4 A4 A4 - - -
Schools - business and
vocational A A A A A -
Secondary storage S S S A A S
Commercial: Light Industrial
Small commercial kitchen A A A - - -
Printing and publishing A A A - - -
Small-scale
manufacturing A A A A A -
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Development and Design Standards Appendix A ǀ 3
Table 10: Permissible Uses
Tahoe Sierra
Business (TSB)
Harrison/ Sandy
(H/S)
Al Tahoe Center
(ATC)
Public Service
Center (PSC)
(11
8)
Lake Tahoe
Community
College (LTCC)
Bijou
Recreation
District (BRD)
Commercial: Wholesale/Storage
Storage yards - - - S4 - -
Vehicle storage and
parking S4 S4 S4 S4 S S4
Warehousing S - - - -
Public Service: General
Cemetery - - - S - A
Cultural facilities A A A A A S
Day care
centers/preschools A A A A A -
Government offices A A A A A -
Local public assembly
facilities A A A A,10 A S
Local post office A S A A A -
Local public health and
safety facilities A4 S4 S4 A4,10 A4 S4
Regional public health
and safety facilities - S4 - A4,10 S4 -
Membership
organization A A A A A S
Public utility centers S4 - - A4,10 S4 -
Power generating - - - S4 S4 -
Schools - kindergarten
through secondary S4 - S4 A4 A4 -
Schools - college - - - A4 A4 -
Social service
organizations A A A A A -
Threshold-related
research facilities S S - A10 A -
Public Service: Linear Facilities
Pipelines and power
transmission S S S S S S
Transit stations and
terminals S4 S4 S4 S4 S4 S4
1038
Development and Design Standards Appendix A ǀ 4
Table 10: Permissible Uses
Tahoe Sierra
Business (TSB)
Harrison/ Sandy
(H/S)
Al Tahoe Center
(ATC)
Public Service
Center (PSC)
(11
8)
Lake Tahoe
Community
College (LTCC)
Bijou
Recreation
District (BRD)
Transportation routes S S S S S S
Transmission and
receiving facilities S S S S S S
Recreation
Beach recreation - A4 - A4 - -
Boat launching - S4A4,6 - A4,6 - -
Cross country ski course - - - A A S
Day use areas A A A A A A
Golf courses - - - - - A2,4
Marinas
-
S, TRPA
(9) - - - -
Participant sports
facilities S2 - S2 A2 A2 A2
Outdoor recreation
concessions S A S S A A
Water oriented outdoor
recreation concessions - A - A - -
Riding and hiking trails S - S - A S
Developed campgrounds - - - A4 - -
Group facilities - - - S A -
Recreation centers - - - A A S
Visitor information
centers
A A A A A -
Resource and Wildlife Management
Reforestation A A A A A A
Sanitation salvage cut A A A A A A
Selection cut - A A A A A
Special cut - A A A A S
Thinning A A A A A A
Timber stand
improvement A A A A A S
Tree farms A - - - - -
Early successional
vegetation management A A A A A A
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Development and Design Standards Appendix A ǀ 5
Table 10: Permissible Uses
Tahoe Sierra
Business (TSB)
Harrison/ Sandy
(H/S)
Al Tahoe Center
(ATC)
Public Service
Center (PSC)
(11
8)
Lake Tahoe
Community
College (LTCC)
Bijou
Recreation
District (BRD)
Nonstructural fish habitat
management
A - - - - A
Nonstructural wildlife
habitat management A - - - - A
Structural fish habitat
management
A - - - - S
Structural wildlife habitat
management
A - - - - S
Fire detection and
suppression A A A A A A
Fuels treatment A - - A - S
Insect and disease
suppression A S S S S S
Sensitive plant
management
A A A A A A
Uncommon plant
community management A A A A A A
Erosion control A A A A A A
Runoff control A4 A4 A4 A4 A4 A4
Stream environment
zone restoration A A A A A A
Open space A A A A A A
Shorezone and Lakezone
Beach recreation
-
TRPA –
A4 -
TRPA –
A4 - -
Boat launching facilities
-
TRPA –
S4,6 -
TRPA –
S4, 6 - -
Commercial boating
-
TRPA –
S6 -
TRPA –
S6 - -
Construction equipment
operation - TRPA – S - TRPA – S - -
Construction equipment
storage
-
TRPA –
S4 -
TRPA –
S4 - -
Marinas
-
TRPA –
S4,7 -
TRPA –
S4,7 - -
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Development and Design Standards Appendix A ǀ 6
Table 10: Permissible Uses
Tahoe Sierra
Business (TSB)
Harrison/ Sandy
(H/S)
Al Tahoe Center
(ATC)
Public Service
Center (PSC)
(11
8)
Lake Tahoe
Community
College (LTCC)
Bijou
Recreation
District (BRD)
Recreational boating - TRPA – S - TRPA – S - -
Safety and navigation
facilities - TRPA – S - TRPA – S - -
Salvage operations - TRPA – S - TRPA – S - -
Seaplane operations
-
TRPA –
S4 -
TRPA –
S4 - -
Tour boat operations
-
TRPA –
S4 -
TRPA –
S4 - -
Waterborne transit - TRPA – S - TRPA – S - -
Water-intake lines - TRPA – S - TRPA – S - -
Water-oriented outdoor
recreation concessions -
TRPA –
S4 -
TRPA –
S4 - -
Footnotes
1. Condominiums only – see multiple family dwelling density. Existing single-family dwellings, not a part of a condominium development at the time of adoption, may be redeveloped as single family dwellings subject to SLTCC 6.85.030.
2. See TRPA Code of Ordinances 60.1.8 Fertilizer Management.
3. Facilities with maximum capacity of over 80 people require Special Use Permit.
4. Land use category is identified in TRPA Code Section 60.3 as a “possible contaminating activity,” triggering special requirements pursuant to TRPA Code Section 60.4 if located within a Source Water Protection Zone. See Figure 16 and TRAP Code of Ordinances
60.3.3.D.
5. Prohibited on APN 026-221-022. Contact City staff for assistance in identifying parcel.
6. Launching of boats for commercial purposes is prohibited outside of marinas.
7. Applications for marinas shall not be accepted unless a TRPA Code of Ordinances amendment occurs.
8.7. New tourist accommodations are prohibited north of Lake Tahoe Boulevard.
9. A special event permit is required for boat races using Lakeview Commons as a viewing location.
10. Special Use Permit not required for facilities on parcels 025-061-032, 025-041-019, 025-051-033, 025-061-035, and 025-071-022. Design review may be required.
8. Uses within the 56-Acres Master Plan site shall be consistent those allowed per the grant deed, El Dorado County Recorder-Clerk DOC# 2022-0034737. 1041
Development and Design Standards Appendix A ǀ 7
Table 10: Permissible Uses
Tahoe Sierra
Business (TSB)
Harrison/ Sandy
(H/S)
Al Tahoe Center
(ATC)
Public Service
Center (PSC)
(11
8)
Lake Tahoe
Community
College (LTCC)
Bijou
Recreation
District (BRD)
11.9. TRPA does not allow new marinas.
Density
Existing Density
Standard: No Net Loss of Residential Units When a parcel containing multiple residential units is redeveloped to a lower density or to non-residential use, the units not rebuilt on site shall be redeveloped elsewhere in the plan area and shall be equivalent in size and number of bedrooms as those being replaced. A deed restriction shall be placed on any resulting single-family dwelling, including condominiums, prohibiting use as a vacation home rental as defined in City Code Section 3.50.370.
Proposed Density
Within Town Center Overlay
Reference Figure 18 for Mid-Town Area Plan Districts with Town Center Overlay.
The numbers below represent the range of densities allowed within the specific district, measured in units per acre. Exceptions to the minimum and maximum densities are detailed at the end of the table (Notes applicable to all districts).
Tahoe Sierra
Business
(STB)
Harrison/
Sandy
(H/S)
Al
Tahoe
Center
(ATC)
Public
Service
Center
(PSC)
Lake Tahoe
Community
College
(LTCC)
Manufactured/Mobile
home dwelling
(units/acre)
1-8 - - - -
Multiple family
dwelling (units/acre)
(1)
6-65 6-65 8-65 2-65 2-65
Multi-person dwelling
(persons/acre) 2-62 2-62 2-62 2-62 2-62
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Development and Design Standards Appendix A ǀ 8
Nursing and personal
care (persons/acre) 2-62 2-62 2-62 2-62 -
Residential care
(persons/acre) 2-62 2-62 2-62 2-62 -
Single family dwelling
(units/acre)
See the multiple family dwelling density
for condominiums. - -
Bed and breakfast
facilities (units/acre) 2-10 2-10 - - -
Hotel, motels, and
other transient
dwelling units
(units/acre)
2-40 2-40 - - -
Timeshare
(units/acre) 2-40 2-15 - - -
Developed
campgrounds
(sites/acre)
- - - 15 -
Group facilities
(persons/acre) - - - 50 50
Notes applicable to all districts.
1. This table represents densities adopted by the City of South Lake Tahoe, which only apply to the extent they are lower than the maximum densities as set by TRPA Code of Ordinances Table 13.5.3-1. Maximum densities as set by TRPA Code of Ordinances Table 13.5.3-1 supersede those listed here. The maximum density per TRPA Code of Ordinances Table 13.5.3-1 shall be applied, including subsequent amendments to increase density.
2. Residential and mixed-use projects as described in TRPA Code of Ordinance 36.13, where residential units are 100 percent deed restricted to tenants or owners meeting TRPA definitions for affordable, moderate, or achievable are exempt from density standards per TRPA Code of Ordinances 13.5.3.I.B.
3. Developments may be exempt from the minimum multifamily density in the following cases.
A. Where there is an existing multifamily development additional units may be added without bringing the parcel into compliance with the minimum density.
B. Where the development is mixed-use and
I. Housing is restricted to employees of the nonresidential use; II. The primary use is public service;
III. Vertical mixed-use, the first floor shall be dedicated to non-residential uses.
IV. Horizontal or detached mixed-use, at least 25 percent of the gross floor area shall be dedicated to non-residential uses.
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Development and Design Standards Appendix A ǀ 9
4. In accordance with TRPA Code of Ordinances Section 31.4.7, accessory dwelling units (including compact mixed-use units) shall not be considered in the calculation of density.
5. The unique density for each use as part of a mixed-use project shall apply, notwithstanding TRPA Code of Ordinances 31.5.
Outside of Town Center Overlay
Reference Figure 18 for Mid-Town Area Plan districts map with the Town Center Overlay.
The maximum density for parcels not within the Town Center overlay shall be as stated in TRPA Code of Ordinances Table 31.3.2-1, Maximum Densities, and as subsequently amended for all districts except for the Bijou Recreation District for which densities are stated in the table below.
1. Certain residential and mixed-use projects are exempt from density standards per TRPA Code of Ordinances 31.4.1.A.
2. In accordance with TRPA Code of Ordinances Section 31.4.7, accessory dwelling units (including compact mixed-use units) shall not be considered in the calculation of density.
Bijou Recreation District
Single family dwelling
(units/parcel)
1 primary unit, plus ADUs per SLTCC 6.85.050
See multiple family dwellings for condominium densities.
Multiple family dwelling
(units/acre) 2-4
Multi-person dwellings
(persons/acre) 2-10
Nursing and personal care
(persons/acre) 2-10
Residential care (persons/acre) 2-10
Bijou Recreation District Notes
1. Density in this area is limited due to the current capacity of the wastewater infrastructure. Upon replacement of this system, the standards in TRPA Code of Ordinances Table 31.3.2-1 shall apply. This does not apply to 1355 Johnson Blvd (APN 025-010-050) and 1261 Johnson Blvd (APN 025-010-056) which maintain the density as allowed under the Bijou/Al Tahoe Community Plan (15 units per acre).
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Development and Design Standards Appendix A ǀ 10
Land Coverage and Development Rights
Land coverage and development rights are cornerstones of the Tahoe Regional Planning Agency’s (TRPA) mission to preserve and restore Lake Tahoe’s clarity. They are intended to guide responsible development of the Tahoe Basin.
Land Coverage
Generally, land coverage consists of the footprint, measured in square feet, of manmade improvements on a site. This includes but is not limited to foundations of primary structures, foundations of accessory structures, roads, streets, sidewalks, driveways, and parking lots.
Reference Figure 18 for Mid-Town Area Plan districts with the Town Center Overlay.
Standard Land coverage shall be regulated by TRPA Code Chapter 30, as summarized below.
Where differences arise between this document and TRPA Code Chapter 30, the TRPA Code prevails.
1. Within Town Centers, the maximum land coverage shall be:
A. 70 percent of the project area that is further than 300 feet from the high-water line of Lake Tahoe and Land Capability Districts 4 through 7. Refer to table below for all other land capabilities.
B. 50 percent of the project area that is within 300 feet of the high-water line of Lake Tahoe and Land Capability Districts 4 through 7. Refer to table below for all other land capabilities.
C. Land coverage above 70 percent may be allowed for multi-family developments or mixed-use developments with a residential component as described in TRPA Code of Ordinances 36.13 that are in Land Capability Districts 4 through 7, subject to the standards as described in TRPA Code of Ordinances 30.4.2.B.6.
2. Outside Town Centers, the maximum land coverage shall be the base allowed per Land Capability District or as identified by the Individual Parcel Evaluation System (IPES) on a parcel’s land capability verification.
A.
Land Capability District Base Allowed Land Coverage
1a, 1b, 1c 1%
2 1%
3 5%
4 20%
5 25%
6, 7 30%
B. Land coverage not to exceed 70 percent of the project area that is located within Land Capability Districts 4 through 7 shall be allowed for multi-residential developments, mixed-use developments with a residential component as described in TRPA Code of Ordinances 36.13 subject to the standards as described in TRPA Code of Ordinances 30.4.2.B.5.
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Development and Design Standards Appendix A ǀ 11
C. Eligible parcels previously within the Bijou/Al Tahoe Community Plan shall be allowed coverage per TRPA Code of Ordinances 30.4.2.B.2.
3. Alternative Comprehensive Coverage Management System In coordination with the City and TRPA, coverage management systems may be developed as alternatives to the parcel-level coverage requirements outlined TRPA Code 30.4.1 and 30.4.2, provided that the alternative system complies with the provisions in TRPA Code 13.5.3.B.1 and is adopted as part of an area plan. A request for an alternative coverage system shall be submitted as an area plan amendment and reviewed as such.
A. The following alternative comprehensive coverage management system shall apply to public service uses on parcels or project areas greater than one-third acre and shall supersede TRPA Code 30.4.1.C.3.c.
I. All base allowable land coverage attributed to Land Capability Districts 1 through 3 may be placed within any Land Capability District 4 through 7.
All base allowable land coverage attributed to Land Capability District 4 and 5 may be placed within any higher land capability district. Base allowable land coverage attributed to Land Capability Districts 6 and 7 may be used interchangeably.
II. To opt into this coverage system, a one-time coverage retirement is required. Applicants may choose one of the following amounts to retire. a. 750 square feet of Class 1b land coverage
b. 1000 square feet of sensitive land coverage other than 1b c. 1250 square feet of high capability land coverage (Class 4-7) III. The use of base allowed coverage within different land capability districts shall not affect the amount of coverage allowed to be transferred per the Town Center overlay. For example, areas within the Town Center overlay may transfer in offsite coverage up to 70 percent per TRPA Code 30.4.3 and use base allowable coverage from elsewhere within the parcel/project area, resulting in over 70 percent coverage for the Town Center portion of the project area.
4. Land coverage exemptions and exceptions for specific project elements are described in TRPA Code 30.4.6
Transfers of Land Coverage
Standard Land coverage may be transferred pursuant to TRPA Code of Ordinances 30.4.2 and shall follow procedures as detailed in TRPA Code of Ordinances 30.4.3.
Development Rights
Development rights include commercial floor area (CFA), tourist accommodation units (TAU), and residential units of use (RUU). RUUs are formed by combining a potential residential unit of use (PRU) with a residential allocation. Bonus Units may also be obtained for specific residential developments.
Standard All proposed projects must obtain the appropriate type and number of development rights or Bonus Units.
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Development and Design Standards Appendix A ǀ 12
Allocation of Development
Standard Refer to TRPA Code of Ordinances Chapter 50.
Bonus Units
Standard Refer to TRPA Code of Ordinances Chapter 52.
Banking, Conversion, and Transfers of Development
Standard Refer to TRPA Code of Ordinances Chapter 51.
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Development and Design Standards Appendix A ǀ 13
Residential Uses and Design
The standards below shall be used for development and design of residential uses. 100 Percent Deed Restricted Units
The following standards are applicable to residential and mixed-use projects as described in TRPA Code of Ordinance 36.13, where residential units are 100 percent deed restricted to tenants or owners meeting TRPA definitions for affordable, moderate, or achievable housing. For items not specified below, see Design of Primary Residential Uses section.
Density
Standard Such projects are exempt from density standards per TRPA Code of Ordinances
13.5.3.I.B. and 31.4.1.A.
Parking
Standard Unless superseded by state law for lower parking requirements than those listed below, the following shall apply, per TRPA Code of Ordinances Section 34.4.
1. In Town Centers, no vehicle parking minimums shall apply to such projects. The applicant shall demonstrate that parking demand generated by the project, as determined by a parking analysis or information from similarly situated projects, will be accommodated.
a. Residential uses that fall under this category may provide 1 parking space per unit or 0.5 space per bedroom based on usage for South Lake Tahoe affordable housing sites (LCS Transportation Consultants, LLC., 2025).
Fewer spaces may be provided when demonstrated by further analysis.
2. Outside of Town Centers, parking minimums for such projects shall be no greater than 0.75 spaces per unit, on average. The applicant shall demonstrate that parking demand generated by the project, as determined by a parking analysis or information from similarly situated projects, will be accommodated.
Coverage
Standard See Land Coverage 1.C. and 2.B/TRPA Code of Ordinances 30.4.2.B.5 and
30.4.2.B.6.
Height
Standard
1. In Town Centers only, see TRPA Code of Ordinances 13.5.3.I.A.
2. Outside of Town Centers, see TRPA Code of Ordinances 37.5.5.
Design of Primary Residential Uses
Primary residential uses include all residential uses except accessory dwelling units and compact mixed-use units.
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Single-Family, Duplex, and Triplex
Standard See SLTCC 6.85.030(A).
Four or More Units
Standard Multifamily developments with four or more dwelling units including mobile home parks, multi-person dwellings, nursing and personal care facilities, residential care facilities, and new multifamily developments to be converted to condominiums may choose one of the following approval processes:
1. For ministerial review, a project must meet all standards of SLTCC 6.85.030(B) and adhere to one of the design styles in SLTCC 6.85.040.
2. For discretionary review, the project must meet development and design standards of the Area Plan and applicable City Code sections.
Guideline Residential developments are encouraged to reduce car dependence by providing onsite amenities such as laundry, mail, bike/car share programs, etc.
Design of Accessory Residential Units
Accessory Dwelling Units
Standard Accessory dwelling units are allowed pursuant to SLTCC 6.85.050 and TRPA Code of Ordinances Subsection 21.3.2. In accordance with TRPA Code of Ordinances Subsection 31.4.7, accessory dwelling units shall not be considered in the calculation of density.
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Site Design
Site design refers to the arrangement of physical elements on the site to maximize functionality, accessibility, aesthetics, and sustainability. Site design directly affects the way users and residents arrive to and interact with the space. The following standards are adopted by TRPA as substitutions to TRPA Code.
Building Setbacks
Standard
1. Buildings and accessory structures shall adhere to the following setbacks for each district.
2. Only street setbacks shall apply to fields, courts, play structures, and the like; however, care should be taken in designing recreation areas to not locate them without sufficient buffers for safety, noise, etc.
3. Setbacks for specific streets as described in the tables below shall apply regardless of the project’s orientation.
4. Unless otherwise noted, setbacks along streets shall be measured from the back of curb, outer edge of road, or drainage improvements if there is no curb.
5. Interior setbacks may be eliminated where parcels have been joined by a perpetual deed restriction as one project area, in which case only perimeter setbacks apply.
6. Buildings, other structures, and land coverage shall be set back from stream environment zones in accordance with TRPA Code of Ordinances 53.9.3.
7. Exceptions below apply to all districts.
Exceptions Setback exceptions are provided as detailed below, though may be denied if they result in insufficient space for BMPs.
1. Cornices, eaves, fireplaces, or similar architectural features may extend into any required yard by no more than 50 percent of the required setback, however, may not extend to within 15 feet of a street frontage property line. Cornices, eaves, or similar architectural features must be a minimum of seven and one-half feet above ground level.
2. A garage, carport, or parking pad/driveway shall have a setback of 20 feet, unless exempted by SLTCC, so that a vehicle can park in the driveway without encroaching into the right-of-way.
3. First floor uncovered stairs, landings, or decks, provided they do not exceed a height of 30 inches, may project to within 15 feet of a street frontage property line or to within five feet of a rear or side interior property line.
4. Accessory buildings up to a maximum of 120 square feet in area and maximum eight-foot side wall height may be placed three feet from interior side or rear property lines.
Tahoe Sierra Business District
Frontage of less than 150’ Frontage of 150’ or more
Street Frontage
Lake Tahoe Boulevard 20’ 25’
All other streets 20’
Side 5’ 10’
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Development and Design Standards Appendix A ǀ 16
Rear 10’
Harrison/Sandy District
Frontage of less than 150’ Frontage of 150’ or more
Street Frontage
Lake Tahoe Boulevard 20’
Harrison Avenue 10’
Sandy Way 15’ from property line
All other streets 15’
Side 5’ 10’
Rear 10’
Al Tahoe Center
Lake Tahoe Boulevard 25 feet
Al Tahoe Boulevard 20 feet
Property lines adjacent to another parcel within the district 5 feet Property lines adjacent to Trout Creek or other districts 10 feet Guideline Increased setbacks are encouraged to accommodate pedestrian plazas and alleyways that provide visual openings to Trout Creek.
Public Service Center
Frontage of less than 150’ Frontage of 150’ or more
Street Frontage
Lake Tahoe Boulevard 20’ 25’
Al Tahoe Boulevard 20’ 25’
Johnson Boulevard 20’
All other streets 20’
Side 5’ 10’
Rear 10’
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Development and Design Standards Appendix A ǀ 17
Lake Tahoe Community College
Al Tahoe Boulevard 30 feet from property line
Rear 15 feet
Side 10 feet
Bijou Recreation District
Street frontages 20 feet
All other sides 10 feet
Minimum Lot Size
Standard See SLTCC 6.55.180 for commercial, public service, recreation, and conservation land use classifications. See SLTCC 6.85.030 for residential uses.
Pedestrian Connectivity
Standard Site design shall facilitate modes of transportation other than automobiles. Entrances to the site shall be designed for the convenience of those arriving by all transportation modes (walk, bike, roll, drive, etc.) and shall include connections to adjacent public sidewalks and bike routes. Entrance locations shall consider nearby transit stops/stations.
Community Space
Community spaces are required for projects of a certain scale to meet the needs of individuals which are not directly addressed by the primary use. Such needs may include rest areas for staff; relief areas for pets and service animals; or space for birthdays and other celebrations where a use is residential. Community spaces shall be accessible to all users, including but not limited to staff, patrons, and residents. These spaces are necessary for personal wellbeing and community building.
Commercial Community Space
Standards Commercial developments of 30,000 square feet gross floor area or more and on 1.5 acres or more (total project area) shall provide community space per the standards below.
1. Accessibility. Community space shall be compliant with the Americans with Disabilities Act. It shall be accessible by all patrons and staff during hours of operation.
2. Usability. The space shall include benches, shade coverings, landscaping, or other amenities that enhance comfort, aesthetics, and overall usability.
3. Area. Forty square feet of community space shall be required for every 1,000 square feet of floor area for the first 80,000 square feet of floor area, plus 20 square feet for every 1,000 square feet of nonresidential floor area over 80,000 square feet.
Guideline Outdoor spaces should include features to facilitate upkeep of the space, such as bear resistant trash containers, dog waste bags, etc. 1052
Development and Design Standards Appendix A ǀ 18
Residential Community Space
Standards Residential uses, including those as part of a mixed-use project, shall provide community space for residents per the standards below.
1. Accessibility.
A. For developments with fewer than 6 residential units, community space may be private, in the form of patios, decks, fenced yards, or other areas outside of the residence.
B. For developments with 6 or more residential units, community space shall be accessible by all tenants and be compliant with the Americans with Disabilities Act.
2. Usability. Elements shall be required that give shared spaces a clear intended use.
This may include but is not limited to playground equipment, picnic areas, and shade structures for outdoor gatherings. Conditioned spaces may include gyms, lounge areas, game rooms, or similar amenities.
3. Area. A minimum of 100 square feet per unit shall be provided; however, in no case shall more than 5,000 square feet (coverage or floor area, excluding walkways) be required.
Guideline Community spaces are encouraged to serve residents of all ages and abilities by combining amenity types. For example, playgrounds should be accompanied by benches or other amenities for guardians.
Vehicle Access and Parking
Off-Street Parking Facility Design
Standards
1. Design and Construction
A. See SLTCC 6.10.340.H, except that 6.10.340.H.1.e.xvi shall not apply.
B. Where a corner lot fronts Lake Tahoe Boulevard, but the driveway is on the side street, it shall not be located closer to the corner than the centerline of the parcel.
C. Driveways shall not be located within side or rear setbacks.
D. See SLTCC 6.10.320.B-K.
E. Driveways shall be oriented 90 degrees to the public street centerline for a minimum distance of 20 feet.
F. Within the public right-of-way, driveways shall be paved with asphalt, concrete, or other permanent surface as detailed in the City of South Lake Tahoe’s Public Improvement and Engineering Standards (PIES).
2. Number of driveways
A. A project area shall be allowed one driveway per street frontage, except where a street frontage is 200 feet or wider, multiple driveways may be permitted so long as there is a minimum of 80 feet between them. 1053
Development and Design Standards Appendix A ǀ 19
B. Multiple driveways on a project area that does not meet the standards above may be allowed with the issuance of a special use permit per SLTCC
6.55.620.
3. Setbacks
A. Parking shall be located to have the least significant visual impact from scenic corridors, major rights-of-ways, Lake Tahoe, and open space.
B. Surface parking shall adhere to the same setbacks as structures in the applicable district, except that interior setbacks may be reduced by no more than 5 feet so long as a 5-foot setback remains.
C. Partially underground parking with no more than 3 vertical feet exposed shall adhere to the same setbacks as structures in the applicable district, except that the interior side and interior rear setbacks may be reduced by no more than 5 feet so long as a 5-foot setback remains.
I. Parking structures that are exposed more than 3 vertical feet shall meet full setbacks for structures as included in district specific standards.
II. See TRPA Code of Ordinances 33.3.6 for limitations on excavation.
D. Completely underground parking garages shall have a 15-foot setback from all property lines and must provide title report to ensure there are no easement conflicts. No setback is required for interior sides so long as engineering details are provided to ensure safety and proper construction.
Guideline Placing vehicle entrances along side streets is preferred. It is encouraged to reduce the number of driveway crossings and vehicular interactions with pedestrians and cyclists, such as through shared driveways and parking facilities. Property owners may be required to provide proof of agreements regarding maintenance costs or snow storage.
Where possible, driveways should be located off major roads.
Number of Required Spaces
Standard
1. Single family and multi-family uses shall be provided with a minimum of one vehicle parking space per unit, except for residential or mixed-use developments made up of 100 percent deed-restricted affordable, moderate, or achievable housing units, per TRPA Code of Ordinances Section 34.4.
2. Unless a use is noted below, parking spaces between 70 percent and 125 percent of the ratios as stated in SLTCC 6.10.410 shall be built onsite for each use. Any fraction of one-half or greater shall be construed as requiring one additional parking space.
Restrooms may be excluded from the gross floor area calculation, as well as storage and supply spaces that are only accessible by employees.
3. There is no minimum parking requirement for the uses below. Project applicants shall propose parking in a manner that is supported by the uses’ capacity, existing nearby public parking, commute methods, nature of service, and unique project characteristics. Approval of the alternate parking is required by the review authority. 1054
Development and Design Standards Appendix A ǀ 20
Exception Parking spaces below or beyond those listed above may be allowed through the following means at the discretion of the review authority:
1. The applicant shall provide a demand analysis demonstrating that a differing number of parking spaces is necessary or sufficient due to the use’s nature, seasonality, or other elements.
2. The project includes alternative transportation methods such as shuttles for staff/patrons; incentives for nearby accommodation; car/bike share; or other means that reduce reliance on individual vehicles.
3. The project area enters a formal shared parking agreement with a secondary parcel that meets all of the following:
A. Is in a commercial/public service land use classification.
B. Is within one quarter mile of the use when no shuttle is provided or is further than one quarter mile from the use when shuttle service is provided.
C. Is improved with paved parking.
D. Is a parking lot use or contains a use with compatible hours of operation.
E. Is connected by complete pedestrian infrastructure, which may be installed as part of the project.
4. Parking is managed and enforced by the property owner(s) through paid parking; unbundled parking and rent/stay costs; time limits; a reservation system; valet service; or the like.
5. The project provides significant contributions to the active transportation network or other public transportation improvements, beyond those required by code.
Guideline Employee parking spaces are encouraged to be labeled/reserved.
Clear Zones
Standard All parcel improvements shall adhere to the clear zones, also known as sight triangles, as defined below.
1. Nothing extending above three feet in height may be placed in the following clear zones.
Trees may be permitted if the lowest branches are eight feet above ground level at maturity.
• Nursing and personal care • Group facilities
• Residential care • Outdoor recreation concessions
• Outdoor amusements • Participant sports facilities
• Colleges • Recreation centers
• Transit stations and
terminals
• Boat launching facilities
• Beach recreation • Amusement, recreation, &
entertainment facilities
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Development and Design Standards Appendix A ǀ 21
A. Street Corner: To create visibility to and from the public right-of-way, clear zones shall extend 50 feet along the front property line and street side property line at street corners.
B. Access Drives: To create visibility to and from the public right-of-way, clear zones shall extend 25 feet along the front property line and edge of driveway line.
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Development and Design Standards Appendix A ǀ 22
SHARED PARKING EXAMPLES
EXISTING CONDITIONS
The existing parking area contains 214
parking spaces, many of which are
substandard sizes, and 11 driveways
across just four (4) parcels. The layout is
disorienting to drivers with numerous
curb cuts and dead ends.
CONCEPT A
This concept maximizes the number of
parking spaces by using angled parking
stalls and one-way drive aisles, which
can be six feet narrower than standard
aisles for 90-degree parking. This
conceptual layout improves vehicular
flow, provides 78 additional parking
spaces (for a total of 292 spaces),
drastically reduces the number of curb
cuts (5 total), and creates space for
pedestrian, landscape, and stormwater
improvements.
CONCEPT B
Maximize the number of parking spaces
with two-way circulation. The concept
provides 200 standard sized parking
spaces, reduces curb cuts from 11 to 4,
and creates space for pedestrian,
landscape, and stormwater
improvements.
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Development and Design Standards Appendix A ǀ 23
Bicycle and Scooter Parking
Standard Projects shall incorporate designated bicycle and scooter parking to improve access for and thereby encourage use of alternative modes of transportation.
1. Number of spaces
Land Use Examples Short
Term*
Long Term
High turnover, highcapacity commercial Eating and drinking uses, coffee shop
Minimum 5;
1/200 sf
1 per 6 employees
Low turnover
commercial
Fine dining, personal service,
service station
1/600 sf 1 per 6 employees
High Density
Residential
Multi-family, multi-person 1 per 4 units 1 per unit
Tourist
Accommodation
All tourist accommodation
uses
1 per 5 units 1 per 10 units
Professional Uses Office space, medical offices,
government offices
1 per 2000 sf 1 per 6 employees
Assembly Uses Membership organizations,
most amusement and
recreation use, library, athletic
facilities
20% of
maximum
occupancy
3% of maximum
occupancy
General commercial
retail
Grocery, general retail,
nursery,
1 per 2500 sf 1 per 6 employees
Industrial Warehousing, manufacturing,
hospital, post office
1 per 6000 sf 1 per 6 employees
Parking lots, garages,
parking structures
Parking lots, garages, parking
structures
-
1 per 15 vehicle spaces
or 3% of the total area
*In no case may fewer than 4 spaces be provided.
2. General
A. Bicycle and scooter parking shall be located outside of the public right-of-way.
B. Each bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided on all sides of the bicycle parking space and any obstruction such as walls, poles, landscaping, street furniture, etc.
C. Bicycle parking spaces should be buffered from vehicle parking spaces.
3. Short-Term Bike Parking (Bike Parking)
A. Short-term bicycle and scooter parking shall be located within a 50-foot radius of a building’s main entrance. This area should be visible to the public to deter theft and increase public awareness of the parking area. Where possible, locate bike and scooter parking in areas which are also visible from within a building or destination.
I. If bicycle parking is not visible from the street or main building entrance, a sign should be posted at the main entrance directing visitors to the location of the bicycle parking area.
B. For each short-term bicycle or scooter parking space required, a stationary, securely anchored object shall be provided to which a bicycle frame and one 1058
Development and Design Standards Appendix A ǀ 24
wheel can be secured with a high-security U-shaped shackle lock if both wheels are left on the bicycle. One such object may serve multiple bicycle parking spaces.
4. Long-Term Bicycle Parking (Bike Storage)
A. Bike storage must be in a secure area such as the following:
I. An enclosed bicycle locker.
II. A fenced, covered, locked, or guarded bicycle storage area/room.
III. A rack or stand inside a building that is within view of an attendant or security guard or visible from employee work areas; or
IV. Other secure area approved by the Development Services Director.
B. At least 50% of bike storage spaces shall be covered.
C. Bike storage must be located on the same lot as the use it serves. In parking garages, long-term bicycle parking must be located near an entrance to the facility on the ground floor.
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Development and Design Standards Appendix A ǀ 25
Building Design
Building design refers to the process of planning and conceptualizing a structure. Design should consider how to functionally serve the intended use, as well as contribute to the community character. The standards below were developed based on community input and the desire to maintain a mountain town that is in harmony with the natural surroundings. These standards are adopted by TRPA as substitutions to TRPA Code.
Height and Roof Pitch
Reference Figure 18 for Mid-Town Area Plan districts with the Town Center Overlay.
1. All locations may be subject to scenic analysis and rendering review to ensure the proposed height does not detract from scenic viewpoints. Hight limitations may apply if conflicts are present.
2. Outside of Town Centers, maximum height and roof pitch shall be determined by TRPA Code of Ordinances 37.4 or TRPA Code of Ordinances 37.5.5 for projects as described in TRPA Code of Ordinances 36.13.
3. Within Town Centers, the maximum height and roof pitch shall be as stated below for each district, except that:
A. Additional height may be granted for projects as described in TRPA Code of Ordinances subsection 36.13 per TRPA Code of Ordinances Subsection 13.5.3.I.A.
B. TRPA Code of Ordinances 37.7.16 shall apply to buildings of three stories or more.
C. Chimneys, flues, vents, antennas, and the like may be ten percent of the permissible height of a building, or a height of six feet, whichever is less.
Al Tahoe Center District
Height maximum 46 feet
Roof Pitch minimum roof pitch for areas visible from a public right-of-way shall be 3:12
Harrison/Sandy District
Standard Building height shall be dependent on dominant roof pitch as noted below.
Taller buildings require steeper roofs to increase compatibility with adjacent residential uses, maximize solar exposure, and encourage variation in building height.
Building Height Roof Pitch
Up to 42’ 5:12 or greater
Up to 34’ 3:12 or greater
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Development and Design Standards Appendix A ǀ 26
Tahoe Sierra Business District
Standard per Location
Roof Pitch
District wide, the minimum roof pitch for areas visible from a public right-of-way shall be 3:12
Height As shown below
Public Service Center District
Height maximum 56 feet
Roof Pitch minimum roof pitch for areas visible from a public right-of-way shall be 3:12
Lake Tahoe Community College District
Height maximum 56 feet
Roof Pitch minimum roof pitch for areas visible from a public right-of-way shall be 3:12
Roof Form
Standard
1. Roofs shall have a clear dominant pitch consistent with the district specific standard. A dominant roof pitch shall comprise over 50 percent of the visible roof area as demonstrated by a roof plan.
2. Flat roofs shall be allowed so long as they are not visible from public rights of way. This provision is intended to allow for accessible roof areas (patios, dining, etc.); rooftop utilities/mechanical equipment; covered parking structures; to reduce the conditioned space and energy/construction costs of large structures; and maximize livable space within height restrictions.
3. All rooftop utility/mechanical equipment shall be hidden by the roof form.
4. All roofs shall have overhanging eaves. Longer overhangs are encouraged where compatible with the building design.
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Development and Design Standards Appendix A ǀ 27
5. No roof line shall extend more than 60 linear feet without a dormer, substantial change in roof pitch, horizontal/vertical articulation, or other architectural features. This may be increased to 100 feet for structures over 15,000 square feet of gross floor area.
6. Roofs shall not shed ice, snow, or water onto a parcel owned by another, into a right-ofway or pedestrian area/walkway, or in a manner that would otherwise obstruct an entry.
Guideline Gables are encouraged to be embellished through exposed beams, changes in material, windows, or other detailing. Rooftop spaces are encouraged to include covers, canopies, or overhangs for visual interest.
Massing
Standards The standards below are intended to form
buildings with identifiable base, middle, and top sections as to not appear box-like and overbearing.
1. Building bases shall be distinguished by
articulation or material.
2. No structure shall extend more than 60 linear
feet without substantial horizontal/vertical
articulation. This may be increased to 100 feet for
structures over 15,000 square feet of gross floor
area.
3. No structure shall extend more than 2 stories
without horizontal articulation on all sides that
are visible from a public right-of-way. Examples
include extended or recessed balconies, eaves, awnings, window details with depth, or other features to break up flat wall surfaces.
4. Exterior overhangs (canopies, breezeways, covered outdoor seating, projected entrances, porte cochère, etc.) shall be accentuated and supported with textured columns rather than simple posts or metal supports.
5. Where at a street corner, adjacent to a residential district, or adjacent to an open space/recreation use, any height above 3 stories for residential uses and 2 stories for all other uses shall be located out of a 45° angle as measured from the applicable height at the setback line. Mixed uses shall be classified based on the use that occupies the majority of the floor area.
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Guideline Brackets, beams, and overhangs can be used to intercept sunlight and create illusions of depth through shadowing articulation where large walls exist.
Pedestrian Level Detailing
Minimum Ground Floor Height
Standard For non-residential uses only, the ground floor shall have a minimum floor-toceiling height of 15 feet.
Street Level Activation
Standard Buildings shall include elements to engage pedestrians on all walls facing rightsof-way so that no wall extends for more than 25 feet within such a feature. This may be done through, but is not limited to, the following methods.
1. Transparency through spanning windows and frequent openings may engage patrons. Glazing shall be clear or lightly tinted.
2. Art (murals, wall art, sculptures, mosaic walls, etc.) may be used to create interest in areas or uses where transparency is not appropriate, such as for theaters or storage-based uses.
3. Visual interest at street level may be created through additional vertical articulation.
4. Outdoor dining/seating or pedestrian courtyards may be situated along exterior walls. See further details in Other Site Improvements.
5. Blank walls may be disguised through texture beyond that of typical siding materials. This can be done with architectural screens, decorative panels, or through natural or green features such as living walls, planters, or trellises. See Landscaping for guidance on species.
Openings and Entrances
Standard The following standards apply to entrances of all building types.
1. Entrances shall be distinguished by landscaping, architectural elements, and lighting.
2. Access to residential units as part of mixed-use projects shall not require passing through the interior of the non-residential portion.
3. Entrances to non-residential uses located at corners shall generally be located at a 45-degree angle to the corner and shall have a distinct architectural treatment to animate the intersection and facilitate pedestrian flow around the corner.
Guideline Projected or recessed entrances are highly encouraged to create depth and provide overhead protection from unloading roof snow.
Materials
Standard A variety of materials shall be used to visually separate a building’s base, middle, and top.
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Development and Design Standards Appendix A ǀ 29
1. All siding shall be natural or natural appearing materials such as wood, stone, woodgrain stucco, board form cement, fiber cement, imitation stone, or other material that achieves a similar effect.
A. Concrete masonry units (CMU) may be used in moderation so long as they are an approved color.
2. Differing materials shall be used and shall be composed in an orderly manner to accentuate specific building features.
3. All siding, roofing, and mechanical elements shall be nonreflective.
4. Façades visible from a public right-of-way, including bike paths, shall use multiple siding materials so that no single material spans from the highest to lowest point of a ground level façade.
5. All materials shall be durable and suitable for high elevation environments.
Guideline Renewable, recycled, and sustainable building materials are encouraged.
Colors
Standard All colors must be earth tones consistent with TRPA Design Review Guidelines and Colors of the Lake Tahoe Landscape. Accent colors may be used to create further visual interest, such as through accentuating doorways, windows, or storefront displays, and are not required to be consistent with TRPA Design Review Guidelines. No more than 15 percent of any building façade may be an accent color that is compatible with the overall color palette. White is prohibited other than as an accent color.
Guideline Darker, warmer hues are encouraged along scenic corridors. 1064
Development and Design Standards Appendix A ǀ 30
Other Site Improvements
This section ensures that sites serve and respect patrons and neighbors through amenities that address safety, quality of life, utility, efficiency, water quality, and aesthetics.
Lighting
Appropriate lighting ensures public safety and extends use beyond daytime hours while minimizing potential harm to the nighttime environment.
Guidelines The following guidelines are provided as best practices for all lighting as appropriate.
1. Utilize solar-powered lighting where feasible.
2. Install lighting at all public transportation facilities (bus stops, etc.).
3. Increase frequency of light posts in Town Centers.
4. Accent lighting is encouraged to be on a time clock or photo-sensor system.
5. Street lighting shall consider levels of pedestrian and vehicular activity, speed limits, and location of pedestrian facilities relative to the roadway.
Onsite Exterior Lighting
Standards Exterior lighting may be used for landscaping areas, parking lots, walkways, and/or illumination highlighting architectural or landscape features only, so long as the standards below are met. Lighting may not be designed for or used as an advertising display.
1. General
A. Lighting shall be directed downward.
B. Lights (including winter seasonal displays) shall not blink, flash, change intensity, or give the illusion of movement.
C. The light source (bulbs) shall not be visible as seen in elevation by using cutoff shields or other barriers that extend below the lighting.
D. Lighting shall not be affixed to trees except for seasonal lighting. See below.
E. The maximum color temperature shall not exceed 3000 degrees Kelvin.
F. Lighting shall not exceed 26 feet in height.
G. Individual light sources shall not exceed 2,500 Lumens or 100,000 per acre. Outdoor commercial lighting shall be reduced outside of operational hours.
H. All lighting must be consistent with the Five Principles for Responsible Outdoor Lighting (DarkSky International and Illuminating Engineering Society, 2024) that outdoor lighting is useful, targeted, low level, controlled, and warm-colored.
2. Accent Lighting
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Development and Design Standards Appendix A ǀ 31
A. See SLTCC 6.10.160.B-C for standards for decorative lighting (string lights, seasonal installations, etc.).
B. See TRPA Code 36.8.1. for additional outdoor lighting standards and exceptions.
Exception Down lighting used to assist in the activation of a public pedestrian space on Lake Tahoe Blvd., Harrison Ave., Sandy Way, Fremont Ave., and Takela Dr., as well as interior spaces, may be affixed up to the eaves of the roof line or peak of the wall in the case of a gable roof of a building or structure for lighting of distinguished architectural features such as entries, arcades, chimneys, cornices, balconies, exterior trusses, highly textured materials, knee braces, enriched architectural facades, or landmark features. Downlighting and shielding are required.
Guideline Onsite lighting is not required, though is highly encouraged, especially for uses with early morning, evening, or overnight operating hours.
Transportation/Right-of-way Lighting
Guideline The following shall be used in lighting of transportation routes when feasible but may be superseded by standards of the California Department of Transportation or the Federal Highway Administration.
1. General The maximum color temperature shall not exceed 3000 degrees Kelvin but may be increased to 5000 degrees Kelvin when necessary for public safety.
2. For bicycle and pedestrian paths adjacent to roadways or intersecting driveways lighting poles should be between 12 and 16 feet in height.
3. For bicycle and pedestrian paths separated from vehicular roadways lighting should be at a small scale (path lights, bollards, or similar structures) and only where necessary for public safety. Such lighting is not required to be continuous.
4. For intersection lighting with pedestrian crosswalks, the average illuminance should be 30 lux vertical.
A. See Federal Highway Administration recommendations for different light levels depending on street classification and volume of pedestrian activity.
Screening
Screening can improve curb appeal and quality of life throughout the plan area by strategically restricting views and obstructing noise and light pollution.
Types of Screening
Standard Screening shall be accomplished using walls, fencing, landscape plantings, or a combination thereof. Screening shall be effective in both winter and summer months.
1. Walls and Fencing
A. Walls and fencing on commercial properties shall comply with SLTCC 6.10, Article VI.
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Development and Design Standards Appendix A ǀ 32
B. For screening purposes, chain link may only be used for active construction sites.
2. Landscape Planting
A. Vegetation used for screening should, at maturity, be an appropriate height and density to impede visibility of these areas from roadways, pedestrian, and bicycle facilities, and residential or commercial areas.
Project Specific Requirements
1. Maintenance Areas, Mechanical Equipment, Storage, Etc.
A. Screening of service yards; maintenance yards; warehousing; outdoor storage; trash and refuse collection areas; and other uses of an industrial nature shall be accomplished using walls, fencing, landscape plantings, or some combination thereof.
2. Parking Lots
A. Onsite parking areas shall have landscaped perimeters.
B. Onsite parking areas greater than one-quarter acre shall include landscaped islands.
C. Vehicle bollards shall be installed within the setback when parking is directly adjacent to residential uses.
3. Residential Areas
A. Additional screening may be required to buffer light and noise and to protect the privacy of residents, especially within mixed-use developments or when adjacent to residential uses or districts. This standard is applicable to both residential projects and projects adjacent to residential districts or parcels.
Landscaping
Standard All projects shall incorporate landscaping for curb appeal, soil stabilization, screening of mechanical equipment, mitigation of noise and air quality impacts, and enhancement of outdoor spaces.
1. General
A. All areas not improved with hard coverage or BMPs shall incorporate landscaping consistent with state and local defensible space requirements.
B. Onsite parking areas greater than one-quarter acre in size shall include landscaped islands.
C. Landscaping shall largely be species listed on the TRPA Recommended Native and Adapted Plant List. Species not included shall only be used as accents, such as for borders, entryways, flowerbeds.
I. Species identified as invasive plant species in the BMP Handbook are prohibited.
D. Preserve existing trees and other natural features as much as possible and incorporate them into the site layout.
E. Recognize the attributes of plant species such as mature size and invasive surface roots to prevent future damage to property or infrastructure. 1067
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I. All projects must use the minimum plant sizes and spacing described in TRPA Code of Ordinances 36.7.2, Minimum Plant Sizes and Spacing.
F. See Clear Zone standards.
Exception Staff may grant exceptions to or require modifications of development and design standards to preserve trees or other desirable or notable natural features, especially to protect views from identified scenic resources.
2. Building Accent Planting
A. Gravel and/or similar non-combustible groundcover shall be used within 5 feet immediately surrounding a structure, consistent with fire defensible space requirements.
B. Residential uses shall be screened from roadways and commercial or public service uses where possible using native vegetation with the intent of providing privacy, reducing glare and heat, deflecting wind, muffling noise, and softening the lines of architecture.
3. Pedestrian Areas, Streetscapes, and Public Spaces Accent Planting A. Preserve or plant street trees between roadways and pedestrian/bicycle facilities where possible to create visual and physical separation between drivers and pedestrians. Trees should be spaced at 30 to 60 feet apart to create a buffer while still providing visibility between user types.
B. Select low-growing shrubs or groundcovers between roadways and pedestrian/bicycle facilities to improve visibility between drivers and pedestrians.
C. Select low- or no-maintenance plant species for use in the public right-of-way.
4. Water Conservation
A. Turf lawn shall be used only in common areas and community spaces for the purpose of creating flexible lawn spaces. Prioritize the use of native groundcover alternatives.
B. Landscaping must meet irrigation design requirements set forth in SLTCC 6.80, Water Efficient Landscaping.
Trash Enclosures
Standards All projects must have sufficient refuse capacity and facilities. Dumpsters for all uses must conform to the applicable district setbacks and the following standards:
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Development and Design Standards Appendix A ǀ 34
1. Enclosures shall be constructed of either wood or concrete block and placed on a concrete base which has a slight slope to allow for drainage.
2. If the enclosure is to be of wooden materials, it shall be constructed of substantial materials including a minimum of four-by-four posts, galvanized pipe, and bolts.
3. Colors and finishes shall match that of the primary structure.
4. Enclosures shall be constructed to allow for a one- to two-foot space on either side of the dumpster(s) for easy maneuverability.
5. A gate will be required unless the opening faces into the property and is not visible from a public street or adjacent properties. The gate shall be sight obscuring and have a minimum of a one-foot clearance to allow for ice and snow buildup. (Chain link with wooden slats does not qualify as sight obscuring. See Article VI of SLTCC 6.10.) If the gate is required to be removed for repair purposes, it shall be replaced within one month unless an extension is requested due
to unforeseen circumstances.
6. It is the responsibility of the property
owner or designated manager to
maintain access to the dumpsters
during inclement weather which
includes adequate gate clearance.
7. There shall be no refuse or bulk items
accumulating around or within the
enclosure. Violations are subject to
enforcement under SLTCC.
Guideline Roll up doors are recommended as
they present fewer ice/snow removal challenges. Attached multifamily developments are encouraged to use dumpsters, though individual bear boxes may be provided when approved by South Tahoe Refuse.
Outdoor Dining/Seating and Pedestrian Plazas
Standards Outdoor areas are encouraged to activate streetscapes and allow businesses to maximize operations in peak seasons. New and modified outdoor dining and seating areas may be subject to Design Review.
1. Location
A. Outdoor dining and seating areas shall not encroach into pedestrian pathways, public right-of-way, or impede vehicle circulation.
B. Seating areas shall be separated from vehicle circulation and parking areas, such as through parking barriers/bollards, fences, and vegetation.
2. Requirements
A. No additional signage shall be associated with outdoor dining/seating areas.
B. In no case shall outdoor dining areas be used for storage. Furniture may remain when not in use but shall be maintained in a clean and orderly state. 1069
Development and Design Standards Appendix A ǀ 35
C. Commercial Floor Area Additional commercial floor area is not required for additions to, or expansions of, legally existing commercial floor area for outdoor dining areas that do not exceed 300 square feet or 20 seats, whichever is less, provided:
I. The existing structure and any subsequent additions or expansions physically exist and were completed at least one year prior to an application pursuant to this subparagraph.
II. The exempt addition or expansion is not applied for or built in conjunction with any other addition or expansion that requires an allocation of commercial floor area.
III. There is no change in use.
IV. The exempt addition or expansion generates no more than 650 vehicle miles travelled.
V. The exempt addition or expansion does not occur within the same project more frequently than once every ten years.
Signage
Commercial and Residential Signage
Standard See SLTCC 6.40.
Exception Free-standing signs shall be prohibited for properties along Harrison Ave. between Los Angeles Ave. and San Jose Ave. Building signs shall be limited to 40 square feet.
Area Identification Signs
Standard See SLTCC 6.40.130(A).
Exception Per SLTCC 6.40.130(A)(2) Where all the standards below are met, area identification signage shall be allowed per established business improvement, assessment, or similar district, including public service organizations and agencies.
1. Only districts with complete and compliant curb, gutter, sidewalk, parking, landscaping, lighting, and stormwater improvements are eligible for an area identification sign under this exception.
2. Clear Zones shall apply.
3. The sign must convey characteristics of the area and shall not be used to advertise specific business/businesses. Public service organizations and agencies may be specifically identified.
4. A letter from the district board must be provided demonstrating majority support of the sign.
A. Number
I. No more than two (2) signs shall be allowed per district so long as there is a minimum of 500 feet between the signs.
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Development and Design Standards Appendix A ǀ 36
II. Lake Tahoe Community College shall be allowed one sign in addition to those detailed in Area Identification Signs 4.A.I. per SLTCC 6.40.130(A) at the southern bike entrance where the Dennis T. Machida Memorial Greenway enters LTCC.
B. Monument Freestanding Sign Standards
I. Size Shall not exceed 25 square feet.
II. Location and Height Refer to SLTCC 6.40.360(D).
III. Lighting Signs may be illuminated in the following ways only:
a. Through individual letters backlit or with internal light sources. b. By an external light source that is shielded from public view, does not spill onto the surrounding area, and does project light beyond the height of the sign face.
IV. Color Backgrounds and bases shall be dark, earthtone colors and copy shall be lighter than the background in both daylight and nighttime conditions. Bright and neon colors are prohibited, though non-earthtone accent colors may be used for accents.
V. Materials Monument bases shall be of natural or natural appearing materials.
VI. Landscaping The area surrounding the monument sign must be neatly landscaped with permissible species.
Guideline Monument area identification signs are intended to emphasize sense of place in areas with high pedestrian activity levels. For this reason, low profile signs are encouraged.
C. Archway Sign Standards
I. Location
a. Archway signs may be installed over a plaza, shared driveway, or local street, but are prohibited over Lake Tahoe Blvd., Sierra Blvd., Al Tahoe Blvd., Johnson Blvd., Fairway Ave., Lyons Ave., and Rufus Allen Blvd., or as otherwise noted by the Director of Public Works. b. Supports may be placed on private property, or public property at the City Manager and Director of Public Works’ discretion.
II. Height Archway signs over roadways shall provide 18 feet of vertical clearance for the width of any vehicle travel way and shall not exceed 23 feet. Should archway signs cross over pedestrian and bicycle paths, 10 feet of vertical clearance for the width of the path shall be provided and a height of 13 feet may not be exceeded.
III. Letter Height Individual letters may not exceed 3 feet.
IV. Construction Horizontal elements of archway signs must be designed to minimize snow buildup. All structural supports must contribute aesthetically to the sign.
V. Lighting Signs may be illuminated through individual letters or downlighting only.
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Development and Design Standards Appendix A ǀ 37
VI. Color All colors, including copy, shall be earthtone colors that match the natural surroundings. Non-earthtone accent colors may be used for accents.
VII. Materials Natural or natural appearing materials shall be incorporated.
Wayfinding
Standards Provide clear wayfinding signage at appropriate scales for all modes of transportation including pedestrians, cyclists, and vehicles, directing travelers to recreation, commercial, and public service areas. Wayfinding signage should be incorporated into the design of pedestrian and cyclist
facilities.
1. Design shall follow the 2013 Bicycle
Transportation Signage System.
2. Installation shall be consistent with the U.S.
Department of Transportation’s Manual on
Uniform Traffic Control Devices (MUTCD).
Exception Maintain the existing theme for wayfinding
signage along Harrison Ave. as shown to the right.
Placemaking
Guideline District-specific light pole banners may be
attached to create a distinct district identity. Color
standards of SLTCC 6.40 shall apply. Banners shall be
no wider than 2 feet and shall maintain at least 7 feet of clearance for pedestrian traffic.
Fences
Residential, Recreation, and Conservation
Standard See SLTCC 6.85.030.
Exception Recreation facilities may have fences of up
to 15 feet in height surrounding uses where sporting
equipment may cause safety concerns without
additional fence height.
Commercial and Public Service
Standard See SLTCC Chapter 6.10, Article VI.
Exception Public services may have fences of up to 15 feet in height surrounding uses when deemed necessary by staff. Such fences may also be allowed where security should be heightened due to previous security breaches; where it is necessity to keep stored items outside that could be considered a safety hazard (electrical transformers, etc.); or where a standard fence height would not sufficiently meet screening requirements. A building permit is required.
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Development and Design Standards Appendix A ǀ 38
Snow Storage
Standard All projects shall provide space for snow storage within the project area or have arrangements to remove and store accumulated snow offsite. If an adequate on-site snow storage area cannot be sited or designed, staff may require agreements for removal and off-site storage of snow. The following are meant to provide functional layouts for snow removal and adequate space for snow storage to ensure public safety and accommodate transportation.
1. General
A. Snow shall be disposed of in accordance with the BMP Handbook 4.2-c and the criteria below.
B. Landscaping within snow storage areas must be native and adapted species tolerant of snow storage such as perennials and shrubs or trees that can bend with weight.
C. At the minimum, storage areas shall accommodate snow removed from parking, driveway, and pedestrian access areas. Generally, 20 percent of the plowed area is sufficient for storage.
Exception: Location For constrained sites, the City may allow snow storage within dry basins and infiltration basins per Design and Installation Considerations of the BMP Handbook 4.2-c.
Guidelines
1. Locate snow storage in areas that receive ample sunlight.
2. Locate snow storage areas away from primary roadways and out of clear zones.
Stormwater Best Management Practices
Standard Projects subject to TRPA review shall install sitewide best management practices (BMPs) per TRPA Code of Ordinances 60.4 and the TRPA Best Management Practices Handbook (BMP Handbook) or provide proof that adequate BMPs have been installed and maintained through a BMP certificate and maintenance log.
Guideline BMPs in highly visible areas, such as along rights of way or within parking lot islands, are encouraged to be designed to add aesthetic value by using vegetated rather than rock-lined treatments. These include bioswales, rain gardens, wet basins, or dry basins as described in Section 4.4 of the BMP Handbook.
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Development and Design Standards Appendix A ǀ 39
Right-of-way Improvements
Right-of-way improvements are necessary for safe navigation of Mid-Town and the City of South Lake Tahoe. Property owners are responsible for contributing to this network.
Standard Projects shall include 5-foot-wide pedestrian sidewalks built to CSLT Public Improvement and Engineering Standards (PIES), as may be amended. This may require reconfiguring drainage inlets or other improvements at the owner/applicant’s expense. See Pedestrian Areas, Streetscapes, and Public Spaces Accent Planting for landscaping requirements.
Exception Should it be determined that an alternative action would result in an equivalent or increased contribution to pedestrian improvements relative to the standard above, in-lieu fees, easement transfers, or other alternatives may be approved by the Director of Public Works.
Guideline See Transportation/Right-of-way Lighting; Wayfinding Signage; and Pedestrian Areas, Streetscapes, and Public Spaces Accent Planting for further guidance on enhancing rights of way.
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Development and Design Standards Appendix A ǀ 40
Environmentally Sensitive Parcels
Shorezone Tolerance District 4
Standard Development standards as included in TRPA Code Subsection 83.9.2 and TRPA Code Chapter 85 are applicable to parcels within Shorezone Tolerance District 4 and shall supersede district standards should conflicts occur. Such projects shall be independently reviewed by TRPA and the City as necessary. See Figure 8.
Stream Restoration
Guideline There are several parcels within the plan area that are identified by TRPA as stream restoration zones and are excluded from the Town Center overlay. Should these parcels be acquired with the intent of restoring them, a memorandum of understanding should be explored with the ownership entity to identify shared goals and facilitate communication.
See Figure 8, Special Designations for parcels within the Stream Restoration Plan Area.
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MTAP 2026 Appendix B ǀ 1
Appendix B: Use Definitions
MID-TOWN AREA PLAN USE DEFINITIONS
RESIDENTIAL
Manufactured/Mobile
home dwelling
A home built entirely in the factory on a non-removable steel chassis that is transported to the building site on its own wheels and installed under a federal building code administered by the U.S. Department of Housing and Urban Development. The Federal Manufactured Home Construction and Safety Standards (commonly known as the HUD Code) went into effect June 15, 1976.
Multiple-family
dwelling
More than one residential unit located on a parcel. Multiple-family dwellings may be contained in separate buildings such as two or more detached houses on a single parcel, or in a larger building on a parcel such as a duplex, a triplex, or an apartment building. This includes multi-family dwelling units owned and maintained by public or private entities for purposes of housing employees of said entity.
Multi-person dwelling A building designed primarily for permanent occupancy by individuals unrelated by blood, marriage, or adoption in other than single-family dwelling units or transient dwelling units. A multi-person dwelling includes, but is not limited to, facilities such as dormitories and boarding houses, but not such facilities as hotels, motels, and apartment houses. This includes multi-person dwellings owned and maintained by public or private entities for purposes of housing employees of said entity.
Nursing and personal
care
Residential establishments with in-patient beds providing nursing and healthrelated care as a principal use, such as skilled nursing care facilities, extended care facilities, convalescent and rest homes, and board and care homes.
Raising domestic
animals
The keeping, feeding, or grazing of animals as an avocation, hobby, or school project, secondary to the principal residential use of a property greater than two acres. The use applies to species commonly considered as farm animals but does not include exotic animals. Household pets, such as dogs and cats, are included when such animals are being bred for commercial reasons.
Outside storage or display is included as part of the use.
Residential care Establishments primarily engaged in the provision of residential social and personal care for children, the aged, and special categories of persons with some limits on ability for self-care, but where medical care is not a major element. The use includes, but is not limited to, children's homes, halfway houses, orphanages, rehabilitation centers, and self-help group homes Single-family dwelling One residential unit located on a parcel. A single-family dwelling unit may be contained in a detached building such as a single-family house, or in a subdivided building containing two or more parcels such as a town house condominium. Employee housing providing accommodations for six or fewer employees within a single unit pursuant to Division 13, Part 1 of the California 1076
MTAP 2026 Appendix B ǀ 2
Health and Safety Code, commencing with Section 17000, shall be deemed a single-family structure.
TOURIST ACCOMMODATION
Bed and breakfast
facilities
Residential-type structures that have been converted to or constructed as tourist accommodation facilities where bedrooms without individual cooking facilities are rented for overnight lodging, and where at least one meal daily is provided. The use does not include "Hotels and Motels," which are defined separately; nor rooming and boarding houses (see "Multi-Person Dwellings").
Hotel, motel, and
other transient
dwelling units
Commercial transient lodging establishments, including hotels, motor-hotels, motels, tourist courts, or cabins, primarily engaged in providing overnight lodging for the general public whose permanent residence is elsewhere. This use does not include “Bed and Breakfast Facilities” or “Vacation Rentals.” Time sharing A right to exclusively use, occupy, or possess a tourist accommodation unit according to a fixed or floating time schedule on a periodic basis occurring annually over a period of time in excess of three years.
COMMERCIAL
Retail
Auto, mobile home,
and vehicle dealers
Retail trade establishments selling, renting, or leasing new and used automobiles, boats, vans, campers, trucks, mobile homes, recreational and utility trailers, motorcycles, golf carts, snowmobile and jet skis (except bicycles and mopeds; see "General retail"). Such businesses are considered a primary use when the establishment sells more than six vehicles per calendar year.
The use also includes establishments selling new automobile parts, tires, and accessories (including tire recapping establishments), as well as establishments dealing in used automobiles exclusively. Includes automobile repair shops only when maintained by an establishment selling new vehicles on the same site. Does not include establishments dealing exclusively in used parts (see "Recycling and Scrap") or outside sales (see "Secondary Storage" or "Sales Lots").
Building materials and
hardware
Retail trade establishments within buildings primarily engaged in selling lumber and other building materials, including paint, wallpaper, glass, hardware, nursery stock, and lawn and garden supplies. The use includes all such stores selling to the general public, even if contractor sales account for a larger proportion of total sales. Outside storage or display is included as part of the use. Establishments primarily wholesaling plumbing, heating and air conditioning equipment, and electrical supplies are classified in "Wholesale and Distribution."
Eating and drinking
places
Restaurants, bars, and other establishments selling prepared foods and drinks for on-premises consumption, as well as facilities for dancing and other entertainment that are accessory to the principal use of the establishment as an eating and drinking place. The use also includes drive-in restaurants, lunch counters, and refreshment stands selling prepared goods and drinks for immediate consumption.
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MTAP 2026 Appendix B ǀ 3
General retail and
personal service
An establishment for the retail sale of merchandise or the provision of personal services. A retail facility includes but is not limited to antique or art shops, clothing, drug, dry good, florist, furniture, gift, grocery, hobby, mailing services, office supply, package liquor, paint, pet, shoe, sporting, bike or moped, boats, golf carts, snowmobiles, jet skis, automobile parts, books, toy stores, and other miscellaneous retail shopping goods (auto, mobile home and vehicle sales are not included in this definition). A personal service facility includes facilities primarily engaged in providing non-medical services generally involving the care of persons, such as: beauty and barber shops; shoe repair shops; health and athletic clubs and gymnasiums; day spas that offer a variety of services intended to meet personal needs of individuals such as skin treatment, manicures and pedicures and massage; laundromats (selfservice laundries); dry cleaning pick-up stores and small-scale dry cleaners without pick-up and delivery services; clothing rental; dating and escort services; funeral parlors, cemetery real estate sales, and related facilities; offsite rental of sporting equipment; and wedding chapels. The use may also include the accessory retail sales of products related to the services provided.
Mail order and
vending
Establishments primarily engaged in retail sale of products by catalog and mail order. The use includes vending machine distributorships and suppliers. The use does not include product manufacturing, which is included under the appropriate manufacturing use.
Nursery Commercial retail and wholesale establishment where plants are grown or stored for transplanting at other sites. Outside storage or display is included as part of the use.
Outdoor retail sales Retail trade establishments operating outside of buildings on a daily or weekly basis, such as: roadside stands; flea markets; swap meets; seasonal sales involving Christmas trees, fireworks, pumpkins, or other seasonal items; regular sales of art or handcrafted items in conjunction with community festivals or art shows; and retail sales of various products from individual motor vehicles locations outside the public right-of-way, not including bakery, ice cream, and similar vending vehicles that conduct all sales within the rightof-way and do not stop in any location except on customer demand. Outside storage or display is included as part of the use.
Service stations Retail trade establishments primarily engaged in the sale of gasoline, which may also provide lubrication, oil change and tune-up services, and the sale of automotive products incidental to gasoline sales. The use may also include as accessory uses towing, mechanical repair services, car washing and waxing, and trailer rental. The use does not include storage of wrecked or abandoned vehicles, paint spraying body and fender work, and retail sale of gasoline as an accessory use to food and beverage retail sales when limited to not more than two pumps.
Entertainment
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MTAP 2026 Appendix B ǀ 4
Amusement,
Recreation, &
Entertainment
Facilities
Amusement and recreation uses are establishments providing entertainment for a fee or admission charge, such as: arcades and coin-operated amusements; billiard and pool halls; bowling alleys; card rooms; clubs and ballrooms that are principal uses rather than being subordinate to an eating or drinking place; dance halls; ice skating and roller skating facilities; motion picture theaters; live performance theatres; reducing salons; and tennis, handball, racquetball, indoor archery and shooting ranges, and other indoor sports activities.
Special event area Areas where special events within specified guidelines may be held without further review from the City Planning Division. Special event areas require a special use permit under all circumstances to ensure compliance with site specific standards. A special use permit for a special event area permit does not prevent other City Departments or Divisions from collecting additional fees or imposing additional requirements for circumstances such as temporary structures, road closures, fireworks, traffic control, etc.
Outdoor amusements Commercial establishments for outdoor amusement and entertainment such as: amusement parks; theme and kiddie parks; go cart and miniature auto racetracks; miniature golf courses. Outside storage or display is included as part of the use.
Services
Animal services Establishments primarily engaged in performing services for animals, such as veterinary services, animal hospitals, and animal kennels. The use does not include publicly operated animal control and wildlife care (see "Local Public Health and Safety Facilities").
Auto repair and
service
Service establishments engaged in repair, alteration, painting, washing, or waxing of automobiles as a principal use. The use also includes storage and maintenance yards for rental of cars, trucks, or trailers. Outside storage or display is included as part of the use. The use does not include automobile parking (see "Transportation"); repair shops subordinate to and maintained by a vehicle dealership; service stations (which are separately defined); or automobile wrecking yards (see "Recycling and Scrap").
Broadcasting studios Communication establishments such as telegraph, telephone, radio and television broadcasting and receiving stations, and studios, contained entirely within buildings. Transmission and receiving apparatus, such as towers, lines, reflectors, and antennas are included under the definition for "Transmission and Receiving Facilities."
Business support
services
Service establishments within buildings that provide other businesses with services including maintenance, repair and service, testing, and rental. This includes establishments such as: outdoor advertising services, mail advertising services (reproduction and shipping); blueprinting, photocopying, and photofinishing; computer-related services (rental, repair, and maintenance); commercial art and design (production); film processing laboratories; and services to structures such as window cleaning, exterminators, janitorial services, and business equipment repair services.
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MTAP 2026 Appendix B ǀ 5
Contract construction
services
Service establishments primarily engaged in construction, such as new development, additions, alterations, and repairs. Construction activities are generally administered or managed from a relatively fixed place of business, but actual construction work is performed at one or more different sites that may be dispersed geographically. Three broad types of construction activity are covered: (a) building construction by general contractors or by operative builders; (b) other construction by general contractors; and (c) construction by special trade contractors such as electrical, air conditioning and plumbing contractors, or others such as well drilling services. Establishments engaged in the installation of prefabricated buildings and equipment also are included.
Outside storage or display is included as part of the use. An office not associated with a construction site or without secondary storage is considered under "Professional Offices."
Health care services Service establishments primarily engaged in furnishing medical, mental health, surgical, and other personal health services such as: medical, dental, and psychiatric offices; medical and dental laboratories; outpatient care facilities; and allied health services. Associations or groups primarily engaged in providing medical or other health services to members are included.
Nursing homes and similar long-term personal care facilities are classified in "Nursing and Personal Care,” and mental health-related services, including various types of counseling practiced by licensed individuals other than medical doctors or psychiatrists or unlicensed individuals, are included under “Professional Offices."
Laundries and drycleaning plants Service establishments primarily engaged in high-volume laundry and garment services, such as power laundries (family and commercial); garment pressing and dry cleaning; linen supply; diaper service; industrial laundries; and carpet and upholstery cleaners. The use does not include coin-operated laundries or dry-cleaning pick-up stores without dry cleaning equipment (see "Personal Services").
Professional offices A place where the following kinds of business are transacted or services rendered: engineering, architectural and surveying; real estate agencies; educational, scientific and research organizations; accounting, auditing, and bookkeeping services; writers and artists; advertising agencies; photography and commercial art studios; publishing with offsite printing facilities; employment, stenographic, secretarial, and word processing services; off premise concessions (OPC); reporting services; data processing and computer services; management, public relations, and consulting services; organizational offices; financial services and banks; detective agencies; professional services; attorneys; and counseling services (other than licensed psychiatrists; see "Health Care Services"). Incidental offices are considered accessory uses to a primary use.
Repair services Service establishments where repair of consumer products is the principal business activity, such as: electrical repair shops; television, radio, and other appliance repair; watch, clock, and jewelry repair; boat repair; small engine repair; and reupholstery and furniture repair. An outdoor storage yard associated with these uses is considered under "Secondary Storage." The use 1080
MTAP 2026 Appendix B ǀ 6
does not include businesses serving the repair needs of heavy equipment (see "Industrial Services”).
Schools - business and
vocational
Business and secretarial schools and vocational schools offering specialized trade and commercial courses. The use includes specialized non-degree granting schools including, but not limited to: music schools; dramatic schools; language schools; driver education schools; ballet and other dance studios; seminaries and other establishments exclusively engaged in training for religious ministries; and establishments furnishing educational courses by mail.
Secondary storage The outdoor storage of various materials or the public display of merchandise on the same site as a principal building or use that supports the activities or conduct of the principal use and does not increase the intensity of the use.
This does not apply to primary uses that include outside storage and display as part of the use.
Light Industrial
Small Commercial
Kitchen
This use consists of small-scale establishments producing prepared foods or beverages, such as baked goods, condiments, frozen foods, preserves, or the like for local distribution at stores or farmers' markets. Outside storage and display is not included. A storefront is required.
Printing and
publishing
Establishments engaged in printing onsite by letterpress, lithography, gravure, screen, offset or other common process including electrostatic (xerographic) copying and other "quick printing" services; and establishments serving the printing trade such as book binding, typesetting, engraving, photo engraving, and electro-typing. The use also includes establishments manufacturing business forms and binding devices.
Small-scale
manufacturing
Establishments considered to be light manufacturing or cottage industry that produce jewelry, silverware and plated ware; musical instruments; toys; sporting and athletic goods; pens, pencils, and other office and artists' materials; buttons, costume novelties, miscellaneous notions; brooms and brushes; caskets; and other miscellaneous manufacturing industries. The use also includes artisan and craftsman-type operations that are not home occupations and that are not secondary to on-site retail sales. The use also includes small-scale blacksmith and welding services and the manufacture of trusses. Outside storage or display is included as part of the use. Artisan and craftsman-type operations may include demonstrations and classes such as sculpting, pottery, welding, weaving, carving, jewelry making, etc. Retail sales may be a secondary use so long as the majority of for sale items are created on site. This includes makerspaces or similar establishments that accommodate multiple artisan stations.
Wholesale/Storage
Storage yards Service establishments primarily engaged in the outdoor storage of motor vehicles, construction equipment, materials or supplies, firewood lots, farm machinery, or industrial supplies on a parcel. Outside storage or display is included as part of the use.
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Vehicle and freight
terminals
Transportation establishments furnishing services incidental to transportation, such as: freight forwarding services; transportation arrangement services; packing, crating, inspection and weighing services; freight terminal facilities; joint terminal and service facilities; trucking facilities, including transfer and storage; and postal service bulk mailing distribution centers. Outside storage or display is included as part of the use.
Warehousing Establishments primarily engaged in the storage of furniture, household goods, or other commercial goods, such as warehouses and storage or ministorage facilities offered for rent or lease to the general public. The use does not include warehouse facilities where the primary purpose of storage is for goods for wholesaling distribution. Outside storage or display is included as part of the use. The use does not include terminal facilities for handling freight (see "Vehicle and Freight Terminals").
PUBLIC SERVICE
General
Cemetery Internment establishment engaged in subdividing property into cemetery lots and offering burial plots or air space for sale. This includes establishments such as: animal cemeteries; cemetery associations; and cemetery, mausoleum, and columbarium operations. The use does not include funeral parlors, cemetery real estate operations, and related facilities listed under "Personal Services."
Cultural facilities Permanent public or quasi-public facilities generally of a noncommercial nature, such as art exhibitions, planetariums, botanical gardens, libraries, museums, archives, and arboretums.
Day care centers/
preschools
Establishments used for the care of seven or more children residing elsewhere.
Government offices Buildings containing offices for public agencies, including administrative offices, meeting rooms, and regional post offices. The use does not include offices that are incidental and accessory to another government use such as transit terminals, vehicle storage, campground, or storage yards.
Local Public Assembly
Facilities
Facilities for local community assembly, such as community centers, meeting halls, and multi-purpose centers.
Local post office Establishments providing local neighborhoods with mail service and delivery, such as postal substations and neighborhood delivery centers.
Local public health
and safety facilities
Facilities operated by public or quasi-public entities for the local protection of the public, such as: fire stations and other fire prevention facilities; police and sheriff substations; satellite highway maintenance and snow removal facilities; water tanks, pumps, wells and related facilities; monitoring facilities; sewage pumps and related facilities; and emergency services. Outside storage or display is included as part of the use. This use includes facilities used for training or certification of individuals to work in the aforementioned fields that cannot be conducted in a classroom setting.
Membership
organizations
Permanent meeting facilities for organizations operating on a membership basis for the promotion of the interests of the members, such as: business associations; professional membership organizations; labor unions and similar 1082
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organizations; civic, social and fraternal organizations; political organizations; religious assembly or institutional facilities operated for worship or promotion of religious activities, including churches and incidental religious education; and other membership organizations. The use does not include country clubs in conjunction with golf courses (see "Golf Courses"); lodging (see "Multiperson Dwelling"), or other establishments maintained by religious organizations, such as full-time educational institutions, seminaries, hospitals, and other potentially related operations (such as a recreational camp); these shall be classified according to their respective activities.
Power generating Establishments engaged in the generation of electrical energy for sale to consumers, including biofuel facilities, hydro facilities, gas facilities, and diesel facilities. Outside storage or display is included as part of the use. The use does not include biofuel facilities accessory to a primary use. Transmission lines located off the site of the power plant are included under "Pipelines and Power Transmission.” Electrical substations are included under "Public Utility Centers."
Public utility centers Public and quasi-public facilities serving as junction points for transferring utility services from one transmission to another or to local distribution and service, such as: electrical substations and switching stations; major telephone switching centers; natural gas regulating and distribution facilities; public water system wells, treatment plants and storage; and community wastewater treatment plants and settling ponds. Outside storage or display is included as part of the use. The use does not include office or service centers (see "Professional Offices or Government Offices").
Regional public health
and safety facilities
Regional facilities operated by public or quasi-public entities for protection of the public, such as: fire stations and other fire prevention facilities; water and sewage facilities; transportation maintenance/storage facilities; police and sheriff substations and headquarters, including secondary county short-term incarceration facilities; and solid waste transfer stations that TRPA finds to be regionally serving. “Secondary county short-term incarceration facility” means a county jail (not a state or federal prison facility) that is not the primary jail for the county. This use includes facilities used for training or certification of individuals to work in the aforementioned fields that cannot be conducted in a classroom setting.
Schools – college Junior colleges, colleges, universities, and professional schools granting associate arts degrees, certificates, undergraduate and graduate degrees, and requiring for admission at least a high school diploma or equivalent general academic training. Accessory uses include eating and drinking and food and beverage retail when proposed at an appropriate scale for the college facility.
Schools - kindergarten
through secondary
Kindergarten, elementary, and secondary schools serving grades up to 12, including denominational and sectarian.
Social service
organizations
Public and quasi-public establishments providing social services and rehabilitation services, counseling centers, welfare offices, job counseling and training centers, vocational rehabilitation agencies, serving persons with social or personal problems requiring special services and the handicapped and the disadvantaged, including emergency shelters and navigation centers.
The use includes organizations soliciting funds to be used directly for these 1083
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and related services. The use also includes establishments engaged in community improvement and neighborhood development.
Threshold related
research facilities
Public or non-profit research establishments primarily engaged in implementing social, political, and scientific research relating to the Lake Tahoe Environmental Thresholds or the Lake Tahoe ecosystem. The use includes laboratories, monitoring stations, scientific interpretive centers, research and training classrooms, and related support facilities. Overnight multi-person facilities, outside storage, and caretaker facilities may be considered as accessory to this use. The use does not include facilities unrelated to threshold-related research, such as: general college administrative offices and classrooms (see “Schools-College”); and government administrative offices (see “Government Offices”); or nonthreshold-related research (which may be conducted under the “Professional Office” use).
Linear Public Facilities
Pipelines and power
transmission
Transportation facilities primarily engaged in the pipeline transportation of refined products of petroleum, such as: gasoline and fuel oils; natural gas; mixed, manufactured, or liquefied petroleum gas; or the pipeline transmission of other commodities. The use includes facilities for the transmission of electrical energy for sale, including transmission and distribution facilities.
Outside storage or display is included as part of the use. The use does not include offices or service centers (see "Professional Offices"); equipment and material storage yards (see "Storage Yards"); distribution substations (see "Public Utility Centers"); and power plants (see "Power Generating Plants").
Transit stations and
terminals
Passenger stations for vehicular and mass transit systems; also, terminal facilities providing maintenance and service for the vehicles operated in the transit system. The use includes, but is not limited to, buses, taxis, railway, and ferries. Outside storage or display is included as part of the use.
Transmission and
receiving facilities
Communication facilities for public or quasi-public, commercial, and private electronic, optic, radio, microwave, electromagnetic, and photo-electrical transmission and distribution, such as: repeater and receiving facilities, feeder lines, and earth stations for satellite communications for radio, television, telegraph, telephone, data network, and other microwave applications. The use includes local distribution facilities such as lines, poles, cabinets, and conduits. Outside storage or display is included as part of the use. The use does not include uses described under “Broadcasting Studios.” Transportation routes Public rights-of-way that are improved to permit vehicular, pedestrian, and bicycle travel.
RECREATION
Beach recreation Recreational use of a beach, supported by developed facilities such as sanitation facilities, parking, and picnic sites, and nearshore facilities such as multiple-use piers and buoys. Nearshore and foreshore facilities are included in Chapter 81: Permissible Uses and Structures in the Shorezone and Lakezone. 1084
MTAP 2026 Appendix B ǀ 10
Boat launching
facilities
Recreational establishments that provide boat launching, parking, and shortterm trailer storage for the general public. The storage, mooring, and maintenance of boats are included under "Marinas.” Raft launching is included under "Day Use Areas.” Outside storage or display is included as part of the use.
Cross country ski
courses
Land or premises used as a commercial operation for Nordic skiing. Outside storage or display is included as part of the use.
Day use areas Land or premises, other than “Participant Sports Facilities,” designated by the owner to be used by individuals or the general public, for a fee or otherwise, for outdoor recreation purposes on a daily basis such as regional and local parks, picnic sites, vista points, snow play areas, rafting facilities, playgrounds, and small demonstration areas (amphitheaters or small stages).
Developed
campgrounds
Land or premises designed to be used, let, or rented for temporary occupancy by campers traveling by motorized vehicle, and that contain such facilities as campsites with parking area, barbecue grills, tables, restrooms, and at least some utilities.
Golf courses An area of land laid out for the game of golf, including driving ranges and putting greens. A golf course may include accessory uses such as an eating and drinking place, clubhouse, and general merchandise store. Outside storage or display is included as part of the use.
Group facilities Establishments that provide overnight accommodations and outdoor recreation to organized groups such as recreational camps, group or organized camps, and religious camps.
Marinas Establishments 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 marina-related activities, including, but not limited to, fuel sales and boat and engine repair.
Marinas contain water-oriented facilities and structures that are regulated and defined in Chapter 84. Condominiums, hotels, restaurants, and other such uses with accessory water-oriented multiple-use facilities are not considered marinas. Outside storage or display is included as part of the marina use.
Outdoor recreation
concessions
Facilities that are dependent on the use of outdoor recreation areas, such as onsite food and beverage sales, onsite recreational equipment rentals, parasailing, rafting, and onsite recreation instruction. The use also includes outfitter or guide service establishments whose base facilities are located on or near a recreation area, such as horse packing outfitters or snowmobiling outfitters. Outside storage or display is included as part of the use.
Water-oriented
outdoor recreation
concessions
Water-oriented outdoor recreation uses, such as food and beverage facilities at public beaches; fishing guide services; parasailing; recreation equipment rental (e.g., boats, wind surfing and beach equipment); but not including boat slips, boat and engine repair or the sale of fuel.
Participant sports
facilities
Facilities for various outdoor sports and recreation including, but not limited to, tennis courts, swim and tennis clubs, ice skating rinks, and athletic fields (non- professional). Outside storage or display is included as part of the use. 1085
MTAP 2026 Appendix B ǀ 11
Recreation centers Indoor recreation establishments operated by a public or quasi-public agency providing indoor sports and community services, such as swimming pools, ice skating rinks, multi-purpose courts, weight rooms, and meeting and crafts rooms.
Recreational vehicle
parks
Transient lodging establishments engaged in renting, leasing, or otherwise providing overnight sites for trailers, campers, and recreation vehicles with individual utility hookups. The use also includes accessory facilities such as public restrooms, swimming pools, and manager's quarters.
Riding and hiking trails Planned paths for pedestrian and equestrian traffic, including trail heads.
Visitor information
centers
Nonprofit establishments providing visitor information and orientation.
RESOURCE MANAGEMENT
Management
Reforestation Reestablishment of trees on forest land to perpetuate tree cover, such as ground preparation prior to natural seed fall, artificial seeding or planting, fertilizing, and protecting young plants until established. Both mechanical and chemical techniques may be used. In heavily used recreation areas, special tending techniques may be necessary.
Regeneration harvest Removal of all trees in one or more cuts from an area for the purpose of creating a new, even-aged stand, especially one dominated by species intolerant of shade. Openings created by regeneration harvests will be reforested by natural seeding, artificial seeding, or through planting.
Sanitation salvage cut Removal of dead, dying, deteriorating, or highly susceptible trees where insects, disease, animals, fire, wind, or other natural disaster has caused damage. The purpose is to prevent further loss by allowing salvage of wood before it deteriorates.
Selection cut A method for maintaining or producing an uneven aged stand, preferably of mixed species. In the Lake Tahoe Basin, the method may be applied to convert even-aged stands to an uneven aged condition, to maintain scenic quality, to prepare an area for use as a developed recreation site, or to maintain tree cover within a developed recreation site. The use includes annual or periodic removal of individual or small groups of trees in order to realize the yield and establish a new crop.
Special cut The cutting of trees for purposes other than timber production, including reasons such as:
1. Maintenance of a healthy forest so that losses due to insect, disease, or fire will not result in harmful effects to watershed or visual quality on land of Land Capability Districts 1a, 1c, 2, and 1b (stream environment zone), where conventional logging techniques may cause unacceptable water quality impacts or permanent soil damage;
2. Maintenance of a healthy forest, removal of hazardous trees, and enhancement of foreground views on land developed for recreational, administrative or private purposes, or land intensively used for dispersed recreation; and
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3. Provision of ski trails, conversion of meadow encroachments, provision of vista openings, increase in water yield, or increase in range and wildlife forage. Harvesting may require aerial techniques, and cutting without removal for consumption may be necessary. Cut trees may be utilized on site for fuel wood, wildlife habitat, traffic barriers, or for other purposes.
Thinning Reducing the number of trees in a stand to achieve the desired density for healthy, vigorous, fast-growing trees. See also “Selection Cut.” Timber stand
improvement
Mechanical or chemical investment-type treatments intended to increase the future value of a timber stand by improving the composition, constitution, condition, and/or growth rate of a timber stand, including, but not limited to thinning, pruning, fertilization, and weeding.
Tree farms An area where trees or other vegetation on the TRPA-approved species list are grown for commercial harvest. The use includes establishments where Christmas trees are cultivated or where other native trees and plants are grown for harvest at a later date.
Wildlife and Fishes
Early successional
vegetation
management
Habitat management that results in an area being converted to and/or being maintained in an early successional stage, such as a meadow.
Nonstructural fish
habitat management
Habitat management that maintains or improves fish habitat of any species through non-structural means for the primary purpose of perpetuating the cold water fisheries resource through management of their habitat. Includes stream barrier removal, human access control, protection and enhancement of riparian vegetation, and beaver control.
Nonstructural wildlife
habitat management
Habitat management that maintains or improves wildlife habitat of any species through nonstructural means for the primary purpose of perpetuating viable populations of wildlife species native to the area through management of their habitat. Includes activities such as prescribed burning, snag protection, seeding and planting, maintenance of canopy closure, control of livestock, and access control.
Structural fish habitat
management
Habitat management that includes improvements, such as channel stabilization, fish ladders, the construction and operation of dams, and removal of barriers to fish movement, to benefit specific fish species by replacing or repairing habitat features that have been diminished or altered.
Structural wildlife
habitat management
Habitat management that includes improvements, such as installation of nest structures, creation of snags from green trees, water impoundments, guzzlers, shelters, and fencing, to benefit specific wildlife species by replacing or repairing habitat features that have been diminished or altered.
Range
Farm/Ranch accessory
structures
An uninhabited structure or building designed and built to provide cover for cattle, horses, and other related ranch animals, or for storage of farm or ranch implements, supplies, and products. Outside storage or display is included as part of the use. The use does not include any residential use and is not open to the public.
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MTAP 2026 Appendix B ǀ 13
Grazing Utilizing natural forage as subsistence for livestock.
Range improvement Structural and nonstructural improvements and their maintenance designed to increase the forage, make forage areas accessible, provide water, and control livestock movement. The use includes prescribed burning, irrigation, fertilization, water developments, fencing, noxious plant control, type conversion, and seeding.
Range pasture
management
Activities required to manage the use of pastures for grazing. The primary purpose is to utilize a fenced closure or other type of confined area, and the available forage therein, for livestock, such as pack and saddle horses, mules, and cattle.
Open Space
Allowed in all areas of
the region
Land with no land coverage and maintained in a natural condition or landscaped condition consistent with best management practices, such as deed-restricted properties and designated open space areas.
Vegetation Protection
Fire detection and
suppression
Facilities for the detection and suppression of wildfire to protect life, property, public safety, and resource values. The use includes the operation of lookout towers, aircraft, or other surveillance techniques.
Fuels treatment
management
Activities required to treat fuels in order to reduce potential for damaging wildfires and secondarily to enhance visual quality and forest health, such as:
tree cutting, treating slash by lopping and scattering, piling and burning, chipping, hauling slash to another area for utilization, burning or burial, and broadcast burning. The use also includes pruning limbs, removing ladder fuels such as brush and small diameter trees, thinning for adequate crown spacing, removing ground and surface fuels, etc. Any treatment that disrupts the vertical and horizontal continuity of fuels could be included. “Fuels Treatment” is equivalent to the following terms: “Fuels Treatment Management,” “Fuels Management,” “Fire Hazard Reduction,” “Fuel Hazard Reduction,” and “Hazardous Fuels Reduction.”
Insect and disease
suppression
Activities, including use of biological or chemical means, required to suppress wildland infestations of insects or disease, where silvicultural and other management practices have been insufficient to prevent loss of resources.
Prescribed fire/
burning management
Planned burning under controlled conditions to dispose of slash or fuels, control unwanted vegetation, stimulate the growth of vegetation, control insects and pathogens, and maintain natural ecological succession in order to achieve vegetation and wildlife habitat management goals.
Sensitive plant
management
Activities or improvements intended to protect, enhance, perpetuate, or increase the habitat of plant species listed by the state, federal government, or the TRPA as threatened, endangered, rare, or sensitive, such as: protective fencing and cages, livestock control, public education, direct control of people access, rerouting of trails, and other protective measures deemed appropriate to secure the survival of the species.
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MTAP 2026 Appendix B ǀ 14
Uncommon plant
community
management
Activities or improvements designed to protect, enhance, or perpetuate and ensure the normal ecological processes of a plant community that is of local, regional, state, or national interest.
Watershed Improvements
Erosion control Structural or nonstructural techniques applied to a particular site or region to prevent or minimize over land loss of soil or nutrients.
Runoff control Structural or nonstructural practices designed to provide reasonable assurance that the runoff water quality standards to the surface or ground waters will be achieved.
Stream environment
zone restoration
The reestablishment of the natural functions of areas that, prior to modification, were directly influenced by the presence of surface water or near surface groundwater and that have been identified by TRPA as a stream environment zone. Reestablishment includes activities such as the removal of fill material or other encroachments, recontouring, revegetation, or restoration of physical, chemical, and biological attributes. The natural functions of an SEZ include the reestablishment of natural floodplains, the provision of wildlife habitat, protection of the soil resource, and filtration of nutrients and sediments from tributary or storm runoff.
Shorezone and Lakezone Use Definitions per TRPA Code of Ordinance 81.5 Beach recreation Recreational use of a beach, supported by developed facilities such as sanitation facilities, parking, picnic sites, piers, boat ramps, floating docks and platforms and mooring buoys.
Boat launching
facilities
Recreational establishments which provide boat launching, parking and short term trailer storage for the general public. Long-term storage, mooring, and maintenance of boats are included under "marinas."
Commercial boating Commercial use of pleasure craft or other vessel on a body of water.
Construction
equipment operation
The operation of equipment, such as barges, pile drivers, and amphibious vehicles, for the purpose of repairing or constructing structures located in the shorezone.
Construction
equipment storage
The storage of equipment, such as barges, pile drivers, and amphibious vehicles, used for the repair or construction of structures located in the shorezone. Construction equipment storage does not include stock piling of materials, except when the equipment is stored on or within other construction equipment.
Marinas Establishments 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 marina-related activities, including, but not limited to, fuel sales and boat and engine repair.
Marinas contain water-oriented facilities and structures that are regulated and defined in Chapter 84. Condominiums, hotels, restaurants, and other such uses with accessory water-oriented multiple-use facilities are not considered marinas. Outside storage or display is included as part of the marina use.
Recreational boating Noncommercial use of pleasure craft on a body of water, including regattas and speedboat races.
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MTAP 2026 Appendix B ǀ 15
Safety and navigation
facilities
Structures in the shorezone or lakezone whose purpose is the protection of the public health, safety, and general welfare, such as navigational buoys, lighthouses, scientific monitoring devices, and radio communication devices.
Salvage operations The act of bringing a vessel, or its cargo to the water's surface.
Seaplane operations Use of a permanent facility for the landing and take-off of aircraft on a body of water. Includes the fueling, maintenance, and storage of such aircraft.
Tour boat operations Commercial use of a vessel rated by the U.S. Coast Guard for more than 30 passengers, where such passengers board and deboard at a single site.
Waterborne transit Commercial use of a vessel rated by the U.S. Coast Guard for more than 30 passengers, where such passengers board and deboard at different sites.
Water-intake lines Pipelines and accessory structures, located within a body of water, whose purpose is to draw in and transport water to the backshore or beyond.
Water-oriented
outdoor recreation
concessions
Water-oriented outdoor recreation uses, such as food and beverage facilities at public beaches; fishing guide services; parasailing; recreation equipment rental (e.g., boats, wind surfing and beach equipment); but not including boat slips, boat and engine repair or the sale of fuel.
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MTAP 2026 Appendix C ǀ 1
Appendix C: References
California Employment Development Department. (2023, September 25). Local Area Unemployment Statistics (LAUS). Retrieved August 2024, from California Open Data Portal: https://data.ca.gov/dataset/local-area-unemployment-statistics-laus California Office of Historic Preservation. (n.d.). Built Environment Resource Directory (BERD).
Retrieved from Office of Historic Preservation: https://ohp.parks.ca.gov/?page_id=30338 City of South Lake Tahoe. (2011, May 17). General Plan. Retrieved June 2024, from cityofslt.us:
https://cityofslt.us/575/General-Plan
City of South Lake Tahoe Finance Department. (2020, March 30). Comprehensive Annual Financial Reports Archive. Retrieved August 2024, from City of South Lake Tahoe:
https://www.cityofslt.us/Archive.aspx?ADID=132
City of South Lake Tahoe Finance Department. (2020, March 19). Comprehensive Annual Financial Reports Archive. Retrieved August 2024, from City of South Lake Tahoe:
https://www.cityofslt.us/ArchiveCenter/ViewFile/Item/134 City of South Lake Tahoe Finance Department. (2022, March 29). Annual Comprehensive Financial Reports Archive. Retrieved August 2024, from City of South Lake Tahoe:
https://www.cityofslt.us/ArchiveCenter/ViewFile/Item/136 City of South Lake Tahoe Finance Department. (2023, March 29). Annual Comprehensive Financial Reports Archive. Retrieved August 2024, from City of South Lake Tahoe:
https://www.cityofslt.us/ArchiveCenter/ViewFile/Item/147 City of South Lake Tahoe Finance Department. (2024, April 16). Comprehensive Annual Financial Reports Archive. Retrieved August 2024, from City of South Lake Tahoe:
https://www.cityofslt.us/ArchiveCenter/ViewFile/Item/149 DarkSky International and Illuminating Engineering Society. (2024, June). Five Principles for Responsible Outdoor Lighting. (DarkSky International and Illuminating Engineering Society) Retrieved January 2025, from darksky.org.
Guimarães Dodds, L. (2009). WA SHE SHU: ‘The Washoe People’ Past and Present. Retrieved from https://washoetribe.us/articleblogpage/735-Page-washoe-tribe-history-past-and-present Makley, M. (2018). The Small Shall be Strong: A History of Lake Tahoe’s Washoe Indians. Amherst and Boston: University of Massachusetts Press.
Matthews, T., Fuentes, D., Smith, W., & Wildemuth, B. (2025). Disparate Impact Analysis of a Proposed Local Tenant Preference Policy. RSG, INC.
Miller, H., & Root, G. (2021). Historic and Archaeological Resources Report in Support of South Lake Tahoe Master Plan. Sacramento: PaleoWest LLC.
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South Tahoe Public Utility District (STPUD). (2020, May). Documents. Retrieved September 2024, from STPUD.US: https://www.stpud.us/files/e5d33aac0/2020-Sewer-SystemManagement-Plan.pdf State Water Resources Control Board. (2025). GeoTracker. State of California. Retrieved from https://geotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=south+lake+t ahoe
Tahoe Regional Planning Agency. (2012). Regional Plan. Retrieved 2024 June, from TRPA.gov:
https://www.trpa.gov/wp-content/uploads/Adopted-Regional-Plan.pdf Tahoe Regional Planning Agency. (2020). Regional Transportation Plan. Retrieved September 2024, from Tahoe Regional Planning Agency: https://www.trpa.gov/wpcontent/uploads/documents/2020-RTP-FINAL.pdf 1092
1 Mid-Town Area/Specific Plan
Reshaping the heart of South Lake Tahoe
City of South Lake Tahoe 10/8/26 Final Draft
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Adopted by City Council of South Lake Tahoe September 8, 2026 Adopted by Tahoe Regional Planning Agency Governing Board TBD 1094
Land Acknowledgement
The City of South Lake Tahoe acknowledges the lands we occupy today are the lands and home of the Wašíšiw, the people from here known today as the Washoe Tribe of Nevada and California, a sovereign nation. Since the beginning of time and for thousands of years before the arrival of any other people, the Washoe lived here and cared for this place, with values and intention that we can all learn from. On behalf of the City Council, I would like to acknowledge, thank, and honor the Indigenous Washoe Tribal Communities that are the past, present, and future stewards of the Lake Tahoe Basin.
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Credits
South Lake Tahoe City Council
Cody Bass, Mayor
Keith Roberts, Mayor Pro Tem
Scott Robbins
David Jinkens
Heather Horgan
South Lake Tahoe Planning Commission
Julia Lucksinger, Chair
Gavin Feiger, Vice Chair
Steven Imhoff
Doug Williams
Erika Gonzalez
City of South Lake Tahoe
Hilary Roverud, City Manager
Zachary Thomas, Director, Development
Services
John Hitchcock, Planning Manager
Anna Kashuba, Senior Planner
Gretchen Schooleman, Assistant Planner
Emily Dougherty, Engineering Technician
Jessica Wackenhut-Lomeli, Housing
Manager
Design Workshop
Steve Noll, Principal
Eric Krohngold, Senior Associate
Emily Carpenter
Tracy Davidson
Washoe Tribe of Nevada and California
Herman Filmore, Culture and Language
Resources Director
Community and Stakeholders
We sincerely thank each individual for their
time and effort in participating in public
workshops, attending public hearings, and
submitting comments.
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Tahoe Regional Planning Agency Governing
Board
Hayley Williamson, Chair
Vince Hoenigman, Vice Chair
Francisco Aguilar
Shelly Aldean
Alexandra Leumer
Ashley Conrad-Saydah
Ben Kieckhefer
Belinda Faustinos
Cody Bass
Meghan Hays
Alexis Hill
Cindy Gustafson
Vinson Guthreau
Brooke Laine
Wesley Rice
Tahoe Regional Planning Agency Advisory
Planning Commission
Brendan Ferry, Chair
Ellery Foster, Vice Chair
Jennifer Carr
Zachary Thomas
Jason Drew
Robert Erlich
Crystal Jacobsen
Harry Swenson
Kevin Hill
Ben Letton
Eric Young
Kate Moroles-O’Neil
Heather Ferris
Brad Altman, PE
Garth Alling
Chief Chad Stephen
Serrell Smokey
Ashley Sibr
Steve Teshara
Tahoe Regional Planning Agency
Julie Regan, Executive Director
John Hester, Chief Operating Officer and
Deputy Executive Director
Graham St. Michel, General Counsel
Karen Fink, Long Range Planning Director
Michelle Brown, Long Range Planner
Alyssa Bettinger, Senior Planner
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Table of Contents
CHAPTER 1 VISION AND GUIDING PRINCIPLES ........................................................ 1 Vision Statement ......................................................................................................................... 1 Guiding Principles........................................................................................................................ 1 Community Involvement ............................................................................................................. 2 CHAPTER 2 INTRODUCTION .................................................................................... 0 Setting and History ...................................................................................................................... 0 Previous Planning Documents..................................................................................................... 0 Area Plan Adoption...................................................................................................................... 1 Organization of the Area Plan...................................................................................................... 2 CHAPTER 3 LEGAL AUTHORITY AND REGULATORY SETTING ................................... 4 Tahoe Regional Planning Agency................................................................................................. 4 State of California ........................................................................................................................ 8 City of South Lake Tahoe ............................................................................................................. 9 Appeals...................................................................................................................................... 11 CHAPTER 4 LAND USE AND COMMUNITY DESIGN ................................................ 13 Existing Conditions..................................................................................................................... 13 Land Use Districts...................................................................................................................... 18 Goals and Policies...................................................................................................................... 27 CHAPTER 5 ECONOMIC DEVELOPMENT ............................................................... 29 Existing Conditions..................................................................................................................... 29 Goals and Policies...................................................................................................................... 31 CHAPTER 6 DEMOGRAPHICS AND HOUSING ........................................................ 33 Existing Conditions..................................................................................................................... 33 Goals and Policies...................................................................................................................... 34 CHAPTER 7 TRANSPORTATION AND CIRCULATION ............................................... 37 Existing Conditions..................................................................................................................... 37 Goals and Policies...................................................................................................................... 44 1098
Implementation......................................................................................................................... 47 CHAPTER 8 PUBLIC/QUASI-PUBLIC FACILITIES AND SERVICES ............................... 51 Existing Conditions..................................................................................................................... 51 Goals and Policies...................................................................................................................... 52 CHAPTER 9 NATURAL RESOURCES AND WATER QUALITY ..................................... 55 Existing Conditions..................................................................................................................... 55 Goals and Policies...................................................................................................................... 66 Implementation......................................................................................................................... 69 CHAPTER 10 ART, CULTURAL, AND HISTORIC RESOURCES .................................... 71 Existing Conditions..................................................................................................................... 71 Goals and Policies...................................................................................................................... 71 CHAPTER 11 RECREATION AND OPEN SPACE ........................................................ 74 Existing Conditions..................................................................................................................... 74 Goals and Policies...................................................................................................................... 76 CHAPTER 12 SAFETY AND NOISE .......................................................................... 79 Existing Conditions..................................................................................................................... 79 Goals and Policies...................................................................................................................... 81 CHAPTER 13 IMPLEMENTATION ........................................................................... 83 Implementation Strategies........................................................................................................ 83 Green Building Incentive Program............................................................................................. 86 Areawide Improvements........................................................................................................... 89 Appendix A: Development and Design Standards ................................................... 0 Applicability ................................................................................................................................. 0 Permissible Uses.......................................................................................................................... 1 Density......................................................................................................................................... 6 Land Coverage and Development Rights..................................................................................... 9 Residential Uses and Design ...................................................................................................... 12 Site Design ................................................................................................................................. 14 Building Design .......................................................................................................................... 24 Other Site Improvements.......................................................................................................... 29 Right-of-way Improvements...................................................................................................... 38 Environmentally Sensitive Parcels............................................................................................. 38 1099
Appendix B: Use Definitions ................................................................................... 1 Appendix C: References ......................................................................................... 1 Index of Tables
Table 1: Regional Plan Conceptual Land Uses................................................................................. 4 Table 2: General Plan Land Uses................................................................................................... 10 Table 3: Existing Land Uses............................................................................................................ 13 Table 4: Mapped Land Capability (Bailey) ..................................................................................... 55 Table 5: Existing Land Coverage and Impervious Surfaces............................................................ 56 Table 6: Load Reduction Targets for Tahoe TMDL ........................................................................ 57 Table 7: CSLT 2026 Load Reduction Requirements....................................................................... 57 Table 8: City of South Lake Tahoe Hazard Significance Summary ................................................. 80 Table 9: Community Noise Equivalent Level ................................................................................. 81 Table 10: Permissible Uses.............................................................................................................. 1 Index of Figures
Figure 1: Context Map: City of South Lake Tahoe ........................................................................... 3 Figure 2: Regional Plan Conceptual Land Use and Town Center (existing) ..................................... 6 Figure 3: Regional Plan Conceptual Land Use and Town Center (as amended by Mid-Town Area Plan) ................................................................................................................................................ 7 Figure 4: General Plan Land Uses.................................................................................................. 12 Figure 5: Existing Land Uses.......................................................................................................... 15 Figure 6: Lake Tahoe Airport Overflight Safety Zones................................................................... 17 Figure 7: Mid-Town Districts......................................................................................................... 25 Figure 8: Special Designations....................................................................................................... 26 Figure 9: Annual Unemployment Rates......................................................................................... 30 Figure 10: Monthly Unemployment Rates.................................................................................... 30 Figure 11:Existing Transportation Facilities................................................................................... 43 Figure 12: Proposed Transportation Facilities............................................................................... 50 Figure 13: Mapped Land Capability (Bailey).................................................................................. 58 Figure 14: Existing Land Coverage................................................................................................. 60 Figure 15:Existing Public Stormwater Infrastructure..................................................................... 61 Figure 16: Source Water Protection Zones ................................................................................... 64 Figure 17: Scenic Resources.......................................................................................................... 65 Figure 18: Mid-Town Districts with Town Center Overlay............................................................... 1 1100
MTAP 2026 Vision and Guiding Principles ǀ 1
CHAPTER 1 VISION AND GUIDING
PRINCIPLES
Vision Statement
The Mid-Town area shall foster a defined sense of place in central South Lake Tahoe to facilitate ease and pleasure of residents going about their daily lives and give visitors a glimpse of the rich community and culture of South Lake Tahoe’s current and original residents. Enhancement of existing recreation attractions will continue to support a lively and healthy community where all members find belonging. The natural beauty of Lake Tahoe and diversity of City residents shall be reflected in a thoughtful built environment with ample public art where residents and visitors alike can live, learn, explore, engage, and bridge generational and cultural divides.
Guiding Principles
The following principles are derived from topics and themes that were at the forefront of conversations with stakeholders and community members. They are meant to guide plan development and ensure the Mid-Town Area Plan Vision Statement is clear, considered, and consistent with all policies and standards contained within the Plan.
Recreation and Open Space
The abundance of recreation opportunities is a major component of what draws people to visit and reside in the Tahoe Basin. Within the south shore, Mid-Town provides the majority of local public recreation opportunities which will be expanded through the MidTown Area Plan.
Existing recreation uses should be enhanced to provide year-round opportunities to those of all ages, incomes, and abilities. The health and wellbeing of individuals and the community will be served through access to a variety of safe and well-maintained parks, day use areas, event venues, and open spaces.
The Area Plan will leverage the recently completed 56-Acres Master Plan to provide pedestrian-focused public open spaces that introduce and integrate all into the larger South Lake Tahoe Community. All future uses in 56-Acres site will be consistent with the goals of existing uses such as the Recreation and Aquatics Center and El Dorado County Library, to create a hub for open mindedness and connection. 1101
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Land Use and Transportation
Town Center businesses, services, and facilities will be further supported through the introduction of residential and mixed-use developments. Locals will have affordable-bydesign housing opportunities that are within walking/biking distance of employers and commercial centers, improving quality of life, providing more time and opportunity for recreation, and increasing patronage of local businesses.
Greater residential density will catalyze growth of an integrated transportation network that is safe, reliable, and optimized for different modes of transportation and weather conditions.
Intentional improvements will address transportation network gaps, increasing traveler safety between popular locations such as South Tahoe Middle School, 56-Acres Master Plan site, LTCC/playing fields, Bijou Park, and residences.
Built Environment
The intrinsic value of Lake Tahoe should be reflected in a thoughtful built environment that complements and preserves open space, natural resources, and natural features through sustainable building practices and water quality treatments. Development should maintain the area’s small-town charm while welcoming creative use of vacant and underused sites.
The evolution of the Mid-Town area will result in more third places where needs or interests not met in the home (first place) or at work (second place) can be addressed.
Third places provide the opportunity for planned and by-chance encounters and should not be cost-prohibitive.
Developments should anticipate and cater to the specific needs of tenants through community space and amenities that improve quality of life and success of businesses.
Arts and Culture
Appreciate and recognize all aspects and individuals of our community through art that inspires self-discovery, critical thinking, creativity, and connection. Both public and private spaces are encouraged to embrace meaningful art.
Community Involvement
13 private stakeholder meetings, including multi-day workshops 6 agency coordination meetings
4 open houses 3 community events
9 public hearings
2 community talks
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Consistent with Regional Plan Policy LU-4.6 and the intention of area plans “to be responsive to the unique needs and opportunities of communities of the region,” staff conducted extensive outreach. From August 2024 to September 2026, staff hosted or attended 37 events to solicit feedback on the plan's contents. The City also participated in two adjacent efforts (not led by City staff or consultants) that brought further insight. This included participation in the Tahoe Chamber's South Shore Business Walk where City staff and other Tahoe Chamber representatives conducted door-to-door outreach to local businesses. Survey questions were presented and discussed to gauge the health and needs of businesses and business owners. The City also participated in the National Association of Realtors' Transforming Neighborhoods Program. The South Tahoe Association of Realtors was awarded this professional assistance and chose to align the process with Mid-Town efforts.
Outreach was conducted in a manner that would produce a plan that is representative of all the ways our City is experienced. Input was received from high school and college students, members of our community that hold valuable perspectives which are not heard often enough.
Open houses were held in different languages and locations to allow space for comments to be provided by those who may otherwise feel estranged from local government processes.
Members of the Washoe Tribe could not fully participate in this effort due to capacity constraints. Policies have been included that allow the Mid-Town Area Plan to not only acknowledge the Washoe Tribe, but also reincorporate tribal culture, practices, and values in the evolution of the City. Such policies are meant to serve as a placeholder for further collaboration with the Washoe Tribe.
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CHAPTER 2 INTRODUCTION
The Mid-Town Area Plan (Area Plan) is a comprehensive framework that prioritizes the well-being of residents by improving recreation opportunities, promoting walkability, supporting economic activity, and promoting sustainable growth. The Area Plan is consistent with the City of South Lake Tahoe General Plan (General Plan) and the Tahoe Regional Planning Agency’s Regional Plan. Other City documents that influence and inform the Area Plan include the 56-Acres Master Plan;
1 Climate Action Plan; Americans
with Disabilities Act (ADA) Self-Evaluation and Transition Plan; Local Hazard Mitigation Plan; and the 2023-2028 Strategic Plan. The contents are intended to strengthen an individual’s sense of belonging, encourage community, and create sustainable and safe neighborhoods.
Setting and History
The Mid-Town plan area consists of approximately 780 acres on the south shore of Lake Tahoe, in central South Lake Tahoe (Figure 1). This area, the greater Tahoe Basin, and surrounding region are the original homelands of and were historically under the care of the Waší∙šiw (Washoe people). Washoe lived on and alongside the land until 1858 when discovery of the Comstock Lode brought an influx of Euro-Americans to the area. These events led to the first permanent developments in the area, log-framed homes serving tourists escaping the city and miners looking for work. The Washoe people were displaced as settlers privatized land, exploited natural resources, and suppressed Washoe culture. A year-round population developed in the 1950s when Nevada gaming regulations were relaxed. As of 2021 there were approximately 1,550 official Washoe tribal members living on reservations, on ancestral territory in the Tahoe Basin and Carson Valley, and in the San Francisco Bay area (Guimarães Dodds, 2009).
Many facilities that served early settlers were in the Mid-Town plan area, specifically within the 56-Acres site. These included government offices; the Tahoe Basin’s first medical facility; and for a brief period, City Hall. The structure that is currently the Lake Tahoe Historical Museum (3058 Lake Tahoe Blvd.) was built in 1959 as the El Dorado County Library to serve the south shore (Miller & Root, 2021).
Previous Planning Documents
The Mid-Town Area Plan combines parcels from four plan area statements and one community plan under a single guiding framework. The Area Plan will replace the Bijou/Al Tahoe Community Plan and Tahoe Sierra (Sierra Tract) Commercial Plan Area Statement (PAS) in their entirety.
Select parcels from the Al Tahoe PAS, Bijou Meadows PAS, and Highland Woods PAS have been incorporated to eliminate split zoning and incorporate public service uses within the plan area. 1 This is not a TRPA-approved master plan.
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The Bijou/Al Tahoe Community Plan was adopted in October of 1995 and most recently amended in January 2022. It directed development for most areas now under the Mid-Town Area Plan, including Lake Tahoe Community College, South Tahoe Middle School, and publicly owned facilities within the 56-Acres Master Plan site. The Bijou/Al Tahoe Community Plan focused on propelling commercial, tourist, and recreation activities while ensuring that physical development was consistent with the environment and ecology of the area. In development of the City’s 2011 General Plan, the following were identified by residents as neighborhood priorities for the Bijou/Al Tahoe Community Plan:
• Expand role as an economic center along Highway 50 [Lake Tahoe Blvd.] and at Lake Tahoe Community College.
• Develop new social centers in places like Lakeview
Commons and Lake Tahoe Community College.
• Construct a new government center in the Bijou/Al
Tahoe Community Plan Area.
Plan area statements were established by Tahoe Regional Planning Agency’s 1987 Regional Plan. They provide goals, policies, and land use regulations at a neighborhood level. Each PAS includes permissible uses and maximum densities, while all other development standards default to South Lake Tahoe City Code (SLTCC) or TRPA Code of Ordinances (TRPA Code).
With the Mid-Town Area Plan, the Tahoe Sierra (Sierra Tract) Commercial PAS is the last commercial zone to be incorporated into an area plan or community plan. The creation of the Tahoe Sierra (Sierra Tract) Commercial PAS and adjacent Highland Woods PAS left numerous parcels bisected between the plans.
The Mid-Town Area Plan proposed to correct this by
incorporating the entirety of the parcels in the Area Plan except for parcels where this would cause foreseeable conflicts with neighboring uses.
Select parcels from the Bijou Meadows and Al Tahoe PAS are incorporated in the Area Plan. These include the Bijou Golf Course, Bijou Meadow, Bijou Community Park (PAS 101, Special Area #1), South Tahoe Public Utility District lands, public parking lots, and the City of South Lake Tahoe Fire Station #2.
Area Plan Adoption
The Mid-Town Area Plan shall be adopted by the South Lake Tahoe City Council and TRPA Governing Board at respective public hearings. The Area Plan becomes effective immediately after adoption by TRPA and at that time will replace the previously noted documents. The applicable plan area statements will remain effective for parcels not included. 1105
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Organization of the Area Plan
The structure of this plan mimics that of the City of South Lake Tahoe’s General Plan. Chapter 1 details the vision for the Mid-Town area, developed through extensive community engagement with residents, business owners, community organizations, and other stakeholders. Following this section, the regulatory setting of South Lake Tahoe and the City’s authority to adopt an area plan/specific plan are discussed. Subsequent chapters describe the existing conditions and community priorities through policy direction. An implementation chapter is included which identifies further actions for achieving the Plan’s goals. Lastly, development and design standards are provided to guide site improvements and create cohesive yet distinguishable districts.
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Figure 1: Context Map: City of South Lake Tahoe 1107
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CHAPTER 3 LEGAL AUTHORITY AND
REGULATORY SETTING
While all plans created by the City of South Lake Tahoe must comply with policies and regulations established by the State of California, many documents, including area plans, must also be approved by the Tahoe Regional Planning Agency. This section describes the policy and regulatory framework surrounding the Mid-Town Area Plan.
Tahoe Regional Planning Agency
The Tahoe Regional Planning Agency (TRPA) was established in 1969 through a bi-state compact (Compact) adopted by California and Nevada and signed into action by President Richard Nixon.
Per the Compact, the organization’s purpose is to establish Environmental Threshold Carrying Capacities (threshold standards) and develop attainment methods to maintain Lake Tahoe’s clarity and guide orderly growth and development in the Tahoe Basin. TRPA’s primary guiding document is the Regional Plan, executed through the TRPA Code of Ordinances. TRPA also serves as the Tahoe region’s federally designated metropolitan planning organization (MPO), tasked with carrying out transportation planning.
Regional Plan
TRPA’s Regional Plan was adopted in 1986, updated in 2012, and has undergone several amendments since. The plan guides development in the Tahoe Basin in a manner to achieve and maintain its established threshold standards. In addition to goals and policies, the plan directs land use in the basin through plan area statements, community plans, and area plans as referenced throughout this document. Plan area statements and districts within community plans or area plans are associated with a land use classification. The Mid-Town region is comprised primarily of the mixed-use and recreation land uses designations (Table 1).
Table 1: Regional Plan Conceptual Land Uses
Regional Plan Conceptual Land Use Area (acres) Percent of Plan Area Mixed-Use 384 51.8%
Recreation 299 40.3%
Conservation 56 7.5%
Residential 3 0.4%
Backcountry 0 0%
Resort Recreation 0 0%
Wilderness 0 0%
Tourist 0 0%
The Regional Plan’s Conceptual Regional Land Use map identifies three locales within Mid-Town as Town Center districts. With the adoption of this Plan, the Town Center shall be expanded to include all eligible parcels that are not identified as stream restoration areas. The parcels 1108
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consisting of Bijou Community Park and Bijou Golf Course and Meadow are Recreation. Several parcels bordering Trout Creek are identified as stream restoration priority areas. These classifications as defined in the Regional Plan are included below.
Town Center Town Centers contain most of the Region’s non-residential services and have been identified as a significant source of sediments and other contaminants that continue to enter Lake Tahoe. Town Centers are targeted for redevelopment in a manner that improves environmental conditions, creates a more sustainable and less auto-dependent development pattern, and provides economic opportunities in the Region.
Mixed-Use Mixed-use areas are urban areas that have been designated to provide a mix of commercial, public services, light industrial, office, and residential uses to the Region or have the potential to provide future commercial, public service, light industrial, office, and residential uses.
The purpose of this classification is to concentrate higher intensity land uses for public convenience, and enhanced sustainability.
Recreation Recreation areas are non-urban areas with good potential for developed outdoor recreation, park use, or concentrated recreation.
Lands which this plan identified as recreation areas include (1) areas of existing private and public recreation use, (2) designated local, state, and federal recreation areas, (3) areas without overriding environmental constraints on resource management or recreational purposes, and (4) areas with unique recreational resources which may service public needs, such as beaches and ski areas.
Stream
Restoration
Stream Restoration Plan Areas are Stream Environment Zones along major waterways that have been substantially degraded by prior or existing development. Individual Restoration Plans should be developed for each Stream Restoration Plan Area in coordination with the applicable local government and property owners in the plan area.
Restoration Plans may be developed as a component of an Area Plan or as a separate document and should identify feasible opportunities for environmental restoration.
See Figure 8, Special Designations for parcel locations. 1109
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Figure 2: Regional Plan Conceptual Land Use and Town Center (existing) 1110 MTAP 2026 Introduction
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Figure 3: Regional Plan Conceptual Land Use and Town Center (as amended by Mid-Town Area Plan) 1111 MTAP 2026 Introduction ǀ 8
Area Plans
Realizing the need for community level plans and the importance of resident and stakeholder input, in 2012 TRPA updated the Regional Plan and Code of Ordinances Chapter 13 to encourage local jurisdictions to adopt area plans to supersede dated plan area statements. Area plans allow jurisdictions the opportunity to create area specific standards, though all policies and standards must be consistent with goals and policies of the Regional Plan. Once adopted, an area plan is considered a component of the Regional Plan.
In addition to adopting an area plan, TRPA must also certify the plan annually. To do so, TRPA conducts an annual audit of projects permitted within the plan area to confirm they comply with plan standards. A four-year recertification is also completed based on Regional Plan Goals and Policies DP-2.1 to review load reductions as discussed in Chapter 9, Natural Resources and Water Quality: Water Quality. This process shall be completed in accordance with TRPA Code of Ordinances Section 13.8.
Community Plan
Much of the land to be incorporated in the Mid-Town Area Plan was previously under the Bijou/Al Tahoe Community Plan, which the Area Plan replaces in its entirety. The City adopted the Community Plan in October of 1995. It was only intended to be in place until 2007. The primary areas of focus were infrastructure improvements to commercial and tourist uses; incorporation of bicycle and pedestrian transportation infrastructure; and expanded recreation opportunities, such as improved lake access, campground expansion, and extensions of bike trail systems. Many of these concepts are carried on through the Mid-Town Area Plan, with an added emphasis on local life and housing availability.
Metropolitan Planning Organization
TRPA is the Tahoe region’s federally designated metropolitan planning organization, or the Tahoe Metropolitan Planning Organization (TMPO). TMPO /TRPA was responsible for preparing a Sustainable Communities Strategy (SCS) in accordance with California Senate Bill 375 to align transportation, housing, and land use decisions toward reduced GHG emissions consistent with targets set by the California Air Resources Board (CARB). The Connections 2050: Regional Transportation Plan serves as TMPO /TRPA’s SCS.
Standards in Mid-Town Area Plan are consistent with the Regional Transportation Plan/SCS goals and policies in that they aim to increase housing where services, amenities, and recreation opportunities exist (Tahoe Regional Planning Agency, 2025).
State of California
Specific Plans
California Government Code Section 65450 et seq. allows jurisdictions with compliant general plans to prepare specific plans when directed to do so by the local legislative body. Specific plans shall state their relationship to the general plan, and display through text and supporting diagrams existing land use patterns, existing and proposed public and private essential infrastructure (transportation, water, drainage, etc.), development standards, resource 1112
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conservation standards, and implementation measures necessary to carry out the aforementioned.
For ease of reference the Mid-Town Area Plan is most often called an area plan; however, it complies with requirements for specific plans and qualifies as such under California statute.
Regulatory Agencies
The City’s main arterial road is US Highway 50, locally named Lake Tahoe Boulevard. The California Department of Transportation (Caltrans) is responsible for its design, implementation, and maintenance. While Lake Tahoe Boulevard serves as the primary road for through traffic, certain sections have features of local roads with direct access to businesses and some residences. As discussed in Chapter 7, Transportation and Circulation, the City works closely with Caltrans to address local needs while maintaining a high level of service.
The California State Lands Commission oversees shorezones and submerged lands, including those of Lake Tahoe within California. As appropriate, such lands are preserved, restored, or developed with compatible recreation or economic uses. The State Lands Commission is also responsible for resolving boundary disputes between public and private lands.
City of South Lake Tahoe
To the extent possible, the City of South Lake Tahoe must adhere to both the Compact and California State law. Area Plans may contain substitute standards to those in TRPA Code of Ordinances. Substitute standards are intended to concentrate development in town centers and increase development incentives. Area plan standards must be consistent with meeting environmental thresholds and increasing housing availability. Purely local matters remain under the City’s authority.
General Plan
The City of South Lake Tahoe’s 2011 General Plan identifies four (4) different land use categories within Mid-Town. These various categories reflect the areas’ variability and ability to support the surrounding residential uses. It is the goal of this Plan to create and enhance the identifying characteristics of these areas, while maintaining a cohesive, community-oriented atmosphere.
The General Plan identifies three (3) citywide social centers (Lake Tahoe Community College; social service and public safety offices of the City of South Lake Tahoe and El Dorado County at the intersection of Johnson Blvd. and Al Tahoe Blvd; and the 56-Acres project area) and one neighborhood gathering place (Lakeview Commons and El Dorado Beach) within the plan area.
Neighborhood
Center
This designation provides for commercial, and tourist uses supported by high‐density residential. This use supports horizontal and vertical mixed‐use developments. This designation is applied to areas that are currently developed with commercial and/or tourist uses, areas of existing excess land coverage, and areas that are near commercial, employment, transit, and public services.
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Table 2: General Plan Land Uses
Land Use Designation Area (acres) Percent of Plan Area
Recreation 352 47.5%
Special District 214 28.9%
Conservation 56 7.5%
Town Center 55 7.5%
Neighborhood Center 53 7.2%
High Density Residential 6 0.9%
Mixed-Use 3 0.5%
Low Density Residential 1 0.1%
Tourist 0 0.0%
The following are General Plan policies that direct responsible growth and redevelopment of Mid-Town.
Policy LU‐1.6: Civic Center Creation The City should explore the financial feasibility of consolidating City administrative uses on one City‐owned property in the Bijou/Al Tahoe Community Plan area.
Policy LU‐1.8: Future Commercial Floor Area (CFA) Commodities The City shall pursue the maximum amount of available Commercial Floor Area that can be allocated by the Tahoe Regional Planning Agency, up to an additional 386,000 square feet above 2009 levels, in order to use it as an incentive for revitalization, economic growth, and urban renewal. The City should target future CFA commodities as follows:
Town Center This designation provides for a mixture of uses including tourist accommodation, commercial, intensive recreation, high‐density residential, and mixed‐use residential. This designation is applied to areas that are currently developed as commercial/visitor centers, have excess land coverage, where vertical mixed‐use projects are appropriate, and are near commercial, employment, transit, and public services.
Special
District
This designation provides for unique land uses that require flexibility or special considerations. This includes public facilities, industrial uses, and transportation uses (i.e., airport).
Special districts within the Mid-Town plan area include the Lake Tahoe Community College campus, South Tahoe Middle School and Lake Tahoe Unified School District offices, South Tahoe Public Utility District, Happy Homestead Cemetery, and social service and public safety offices of the City of South Lake Tahoe and El Dorado County.
Recreation This designation provides for outdoor recreation areas, active and passive recreational uses, habitat protection, and public/quasi‐public uses. This designation is applied to areas with existing or proposed outdoor recreation and areas without overriding environmental constraints. 1114
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Bijou/Al Tahoe Community Plan Area: up to 55,000 square feet of new CFA.
Policy LU‐1.12: Land Coverage Consolidation The City shall encourage transfers of existing land coverage within identified hydrologic areas to parcels within area plans to provide an incentive for larger mixed‐use, commercial, and tourist projects that serve the needs of residents and visitors.
Policy LU‐2.1: Community Plan Redevelopment, Expansion, and Upgrade The City shall encourage public and private investment in the expansion and upgrade of commercial and tourist accommodation projects within the Tahoe Valley, Bijou/Al Tahoe, and Stateline/Ski Run community plan areas and use appropriate financing tools, such as redevelopment, to achieve economic and land use goals, as determined as proper to achieve this objective.
Policy LU‐2.5: Bijou/Al Tahoe Community Plan Area The City shall encourage the creation of a viable residential neighborhood with appropriate neighborhood amenities and compatible high-quality, family‐oriented recreation and public facilities including government offices.
Policy LU‐2.8: Community Plan Incentives The City shall provide permit streamlining, commodity increases, coverage increases, and other similar incentives to encourage implementation of General Plan goals and policies.
Appeals
Appeal procedures shall be consistent with TRPA Code of Ordinances Section 13.9 and the Memorandum of Understanding as approved by the City and TRPA. 1115
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Figure 4: General Plan Land Uses 1116
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CHAPTER 4 LAND USE AND
COMMUNITY DESIGN
Land use refers to the composition of the plan area, including use types, neighboring land uses, and overlays which further affect the uses allowed. Community design is identified first through the establishment of land use districts and emphasized through development and design standards in Appendix A.
Existing Conditions
Land Uses Within the Plan Area
There are a wide variety of existing land uses within the plan area. Table 3 summarizes existing uses by acreage and total area.
Table 3: Existing Land Uses
Land Use Area (acres) Percent of Plan Area
Public Service 239 32.3%
Recreation 219 29.6%
Vacant 129 17.4%
Commercial 72 9.7%
Open Space 52 7.0%
Single Family Residential 17 2.3%
Tourist Accommodation 11 1.5%
Multi-Family Residential 2 0.3%
Public Service
The Mid-Town area is home to the U.S. Postal Office, Department of Motor Vehicles, Happy Homestead Cemetery, South Tahoe Middle School, Boys and Girls Club of South Lake Tahoe, and South Tahoe Public Utility District (STPUD) facilities. Local government services found within the Mid-Town include the El Dorado County Superior Court and jail, El Dorado County Assessor’s Office, and El Dorado County Social Services.
Recreation
Recreation is the second largest land use in the plan area. These areas include but are not limited to El Dorado Beach, Bijou Golf Course, Bijou Community Park, and the South Lake Tahoe Community Playfields. Within the 56-Acres Master Plan site are the Campground by the Lake, ice arena, and Recreation & Aquatics Center which opened in April 2026.
Open Space
Approximately 7% of the plan area has not been developed and is deemed open space. Several of these parcels are classified as stream environment zones and are unfit for development, while others contain minimal development such as bike trails. 1117
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California Tahoe Conservancy
The California Tahoe Conservancy (CTC) was established in 1984 to protect, restore, and enhance the natural environment of Lake Tahoe. The CTC acquires sensitive lands and restores them by removing development, decompacting and stabilizing soils, and revegetating with native species.
The City of South Lake Tahoe and CTC have been in negotiations regarding an exchange of parcels that would assist each entity in furthering their missions. A number of these parcels are within the Mid-Town area. CTC owns four (4) parcels within the plan area totaling 2.02 acres, three (3) of which are being considered for transfer to the City under the exchange. Two (2) City-owned parcels are under consideration for transfer to CTC.
These parcels are adjacent to the Truckee Marsh and South Tahoe Bikeway. One is overlaid by the 100-year floodplain, making it unfit for development. These two parcels, among others, were identified by community members as desirable for restoration and open space.
Commercial
The plan area’s commercial and tourist accommodation uses are concentrated along Lake Tahoe Blvd. There are a wide range of commercial uses in the plan area, including grocery stores; restaurants and bars; vehicle repair and tire shops; craft and toy stores; services such as insurance and notary; and many more.
Tourist accommodations include Hotel Azure, Tahoe Pines Lodge, Holly’s Place, Tahoe Mountain Inn, Sky Lake Lodge, and Nickelodeon Motel.
Commercial Floor Area
The Mid-Town area contains approximately 500,000 square feet of commercial floor area (CFA). The City of South Lake Tahoe held 6,150 square feet CFA dedicated to developments within the Bijou/Al Tahoe Community Plan boundary which upon the adoption of the Mid-Town Area Plan was made available to all parcels within the plan boundary. CFA held in undesignated City pools may also be allocated to parcels within the plan area as well as transfers between private parties.
Residential
There are approximately 37 single-family residential parcels within the plan area, the majority of which are air space condominiums. The remaining residential parcels are found throughout the periphery of the plan area. There are four multi-family housing parcels, including three duplexes and the Skylark Mobile Home Park which contains 11 homes. 1118
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Figure 5: Existing Land Uses 1119
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Neighboring Land Uses
Much of the plan area is adjacent to residential zones. The Al Tahoe and Highland Woods neighborhoods are to the northwest of the plan area, Tahoe Sierra (Sierra Tract) to the southwest, Bijou to the east, and Bijou Pines in the center of (but not included in) the plan area.
The Trout Creek stream environment zone passes between the northern and southern portions of the Mid-Town plan area, while the Upper Truckee River passes along the western edge of the plan area. The northernmost portion of the boundary ends at the high-water line of Lake Tahoe, where the City’s jurisdiction ends. TRPA jurisdiction, however, extends lakeward. A small portion of the plan area boundary, about 1/3 mile in the northeast corner, meets the Tourist zoning designation of the Tourist Core Area Plan.
Lake Tahoe Airport Land Use Compatibility Plan
The Division of Aeronautics’ California Airport Land Use Planning Handbook requires local jurisdictions with public-serving airports to adopt Airport Land Use Compatibility Plans (ALUCP) to promote responsible land use planning that considers the unique noise and safety elements of airports. While this task is generally delegated to counties, the state named the City of South Lake Tahoe as the responsible entity for the Lake Tahoe Airport. The Planning Commission alongside two additional appointees serve as the Airport Land Use Commission (ALUC). This body reviews projects relating to expansion of airport facilities and may be called on to review projects within the airport’s sphere of influence, or Overflight Safety Zones, as exhibited in Figure 6.
Safety Zones 4 and 6 overlay portions of the plan area. Zone 6 is the Airport Traffic Pattern Zone.
It is the least restrictive and all uses are compatible. Safety Zone 4 is the Outer Approach/Departure Zone, with uses ranging from compatible to incompatible. Non-residential densities are limited per Table 4-2 of the ALUCP.
Noise contour bands for 50-55 CNEL (dB) and 55-60 CNEL (dB) overlay portions of the Mid-Town plan area. All uses are compatible in the 50-55 dB range. Single family dwellings, secondary residences, mobile home dwellings, schools, and threshold related research facilities are conditionally compatible in the 55-60 dB range. Conditionally compatible uses will experience moderate noise interference with outdoor activities and with indoor activities when windows are open. The uses shall be allowed so long as outdoor activities are minimal, and construction features are included that reduce interior noise levels to 45 dB.
The entirety of the City is within the ALUCP’s Overflight Notification Area, where aviation-related annoyances may be experienced even when a property is located outside of the established noise contour bands. To inform property owners of this possibility, all residential developments must record an overflight notification.
To reduce hazards to incoming airplanes, multiple airspace protection surfaces are identified.
The approach, runway end sitting surface, horizontal surface, and conical surface layers overlap the plan area. These airspace protection surfaces do not conflict with the proposed building heights. At the lowest point of intersection, the airspace protection surface limits obstructions to 134 feet above the airport elevation. This is beyond the height allowed by TRPA for all zones of the Mid-Town Area Plan.
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Figure 6: Lake Tahoe Airport Overflight Safety Zones 1121 MTAP 2026 Land Use and Community Design ǀ 18
Land Use Districts
The Mid-Town plan area is separated into six (6) districts for which a unique vision has been created. Below is a brief description of each district and elements the community felt most important to address in the Area Plan.
Tahoe Sierra Business District
Overview
Stakeholders feel the Tahoe Sierra
area should maintain a strong
commercial presence, while
incorporating modest residential uses.
Many parcels are small and near
residential uses. This has been
considered in identifying permissible
uses and design standards to avoid
noise and parking conflicts.
While there is much open space
surrounding the neighborhoods
adjacent to the district, stakeholders
identified multiple parcels they felt appropriate for restoration and open space. Three of these parcels are identified by TRPA as a Stream Restoration Plan Area. The City is in the process of transferring two community identified parcels to the CTC to be maintained as open space.
Automobile infrastructure dominates the area, creating an unpleasant and sometimes unsafe experience for pedestrians and bicyclists. It is not uncommon for driveways to take up most of a parcel’s frontage.
Special Considerations
Transformation of Palmira Avenue into a bike boulevard should be explored to create a safer experience for bikers and to deter use of this street as a shortcut around traffic on Lake Tahoe Boulevard. Signalized intersections other than Sierra Boulevard should be considered as emphasized cyclists crossing points across Lake Tahoe Boulevard. Similar strategies may be applied to roadways shared with heavy bicycle traffic on the northern side of Lake Tahoe Boulevard.
Permissible uses have been expanded and modified to allow for the growth of local businesses that often begin as home occupations but have outgrown the space.
Businesses in this category such as cottage food production, welding, and woodworking are often limited to industrial zones which limits exposure and growth of the business.
Allowing such uses within appropriate areas of Mid-Town creates greater potential for small business growth, community events, larger scale makerspaces, and an overall healthier and more vibrant community.
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Harrison/Sandy District
Overview
Stakeholders view this area of Mid-Town as a “locals’ downtown,” though noted shortcomings in navigating the area. The Sandy Way area suffers from a lack of pedestrian friendly infrastructure, accessibility features, and stormwater improvements.
Parking is limited and many spaces require that vehicles back into roadways,. A complete street plan like that of Harrison Ave. should be explored. Street parking would provide room for sidewalk improvements, while preserving the shared parking structure as exists today. Shared improvements have great potential to spur private redevelopment.
Enhanced walkability would further the small-town charm of the area that community members emphasized should be preserved. This area should be supported by resident and tourist serving commercial uses as well as multifamily residential uses.
The Harrison Ave. area is well established, with strong pedestrian, bike, social, and economic activity. There have been many façade improvements and remodels spurred by the Harrison Ave. Streetscape Improvement Project. While the area is largely built out, there are community identified priorities to decrease congestion, solve parking conflicts, and reduce conflicts between pedestrians and bikes/scooters. Business owners along Harrison Ave. emphasized the importance of community events to the success of their businesses and supported development of more community spaces for year-round events in the neighboring 56-acres site.
Special Considerations
Stakeholders overwhelmingly
shared their appreciation for this
area’s small-town charm and the
many businesses within the
district that they consider locals’
favorites. The streetscape
improvements as discussed
above are especially important
to create a welcoming
environment that supports these
vibrant community hubs.
Careful consideration should be
taken to prevent commercial
parking spaces from being used
by beachgoers, creating conflicts
with business patrons. Additional
public parking facilities and
enforcement mechanisms
should be explored
independently and alongside additional beach access improvements. 1123
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Al Tahoe Center District
Overview
Parcels at the corner of Highway 50/Lake Tahoe Blvd. and Al Tahoe Blvd. have significant existing coverage, BMP certificates, and are in a Town Center, all of which provide ample redevelopment opportunity. The proximity of these parcels to major employers such as the Al Tahoe Post Office, Lake Tahoe Community College, Lake Tahoe Unified School District, South Tahoe Public Utility District, and South Lake Tahoe Government Center make them ideal for high density, mixed-use developments. Development standards for this area consider maximizing views of Trout Creek and the surrounding open space.
Redevelopment must emphasize community gathering areas appropriate for the scale of the uses. Mixed-use developments are encouraged to consider commercial occupancy throughout the design process to ensure that the space properly suits the needs of potential tenants.
Special Considerations
Though these large lots can accommodate high levels of development, the parcels within this district are irregular shapes and are owned by several different entities, making cohesive redevelopment challenging. The City should explore redevelopment incentives to transform this outdated strip mall into a mixed-use hub that capitalizes on the neighboring open space.
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Public Service Center
Overview
Mid-Town contains many of the City and region’s
core services that facilitate and enrich residents’
lives. This includes but is not limited to the South
Tahoe Public Utility District; El Dorado County
Library; South Tahoe Middle School; South Lake
Tahoe Police Department; the South Lake Tahoe
Branch of the El Dorado County Superior Court of
California; and the Recreation & Aquatics Center.
Several of the facilities listed above are also
within the 56-Acres Master Plan site (Master
Plan). The Master Plan was adopted in 2022 to
elevate the recreation and community experience
near the existing hubs of Lakeview Commons and
El Dorado Beach. The Master Plan also proposes a
civic center within the site, where all City
departments are centrally located.
Special Considerations
City Council direction for the Mid-Town Area Plan included designation of an arts district.
An official overlay designation was not created; however, a strong arts focus has been applied to the whole plan area. Various policies have been included to confirm priority topics and concepts to be conveyed through art, such as indigenous culture and knowledge, and the cultural ties of many South Lake Tahoe residents.
To facilitate the master and growth plans of the various public serving organizations within this district, certain City standards may be waived by the Director of Development Services for uses where strict application would interfere with the use of specialized equipment, operations, or create an unsafe environment. Public service parcels and project areas over 1/3 acre may also use an alternative coverage system that incentivizes clustering services in high capability lands.
The Mid-Town Area Plan will further realization of the 56-Acres Master Plan site as a world-class park rooted in public service through open spaces, cultural preservation, and environmental stewardship.
Lake Tahoe Community College
Overview
Lake Tahoe Community College (LTCC) is ever-growing to accommodate needs of both students and the greater community. There are many unique considerations in drafting of the permissible uses and design standards for LTCC parcels. Larger colleges regularly house restaurants and convenience stores. These uses should be considered accessory to 1125
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the “college” use category when built at an appropriate scale to support student life and events regularly hosted at the college, such as sporting events.
LTCC’s first on-campus housing opened in 2025, though tenancy is limited to California residents as a condition of the funding source. There are additional housing needs for out of state students, exchange students, as well as California-based students who cannot secure housing in the new development. Future on-campus housing options may consider faculty and staff housing, as well as housing for those not associated with the college in order to make funding more accessible.
Special Considerations
LTCC has an extensive facilities master plan that includes improvements to enrich the lives of students and the larger south shore community. Upcoming projects include the Tahoe Basin Public Safety Training Center for fire safety training and demonstrations; a 5 lane, 400-meter, all-weather track; and additional student housing. An alternative comprehensive coverage management system has been created in response to these projects and the growing needs of other public service uses. It is intended to allow more flexibility and encourage thoughtful and sustainable design of larger project areas.
Bijou Recreation District
Overview
Bijou Community Park is a South Lake Tahoe hub where one can participate in several recreation activities or gather with family and friends. While the space is a favorite for many residents, deficient accessibility and parking prevent optimal use of the space.
Design standards provide flexibility in enhancing Bijou Community Park and Golf Course to meet the needs of present and future users. Standards are intentionally broad, as each element of the park should undergo an individual outreach process. Design concepts are shown for the district. These are not proposals, but rather demonstrations of alternative ways the space can be activated to meet greater community needs and desires. 1126
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Special Considerations
Accessibility means many things depending on who you ask, all which Bijou Community Park should embrace. Those arriving at the park should have appropriate space to park vehicles, bikes, and other equipment. Park planning should anticipate bus service.
Connections between uses within the site are lacking. One should be able to access multiple areas of the park without passing through parking lots.
Park facilities are included in the City's ADA Self-Evaluation and Transition Plan, adopted on March 12, 2024, with plans to update such facilities based on priority. Features should encourage disabled and able-bodied individuals to interact and share the same space, considering not only physical disabilities, but also sensory impairments, processing disorders, and other conditions.
Accessibility also means low or no barriers to entry. Bijou Park provides a large, versatile space which community members can enjoy at no cost.
Special Designations
The Mid-Town region includes the following special zoning designations as defined in the TRPA Regional Plan, Policy LU-4.1.
Town Center Overlay
Town Centers contain most of the Region’s non-residential services and have been identified as a significant source of sediments and other contaminants that continue to enter Lake Tahoe. Town Centers are targeted for redevelopment in a manner that improves environmental conditions, creates a more sustainable and less auto-dependent development pattern, and provides economic opportunities. High capability parcels in centers are able to transfer in coverage beyond the base allowed and can support higher residential densities. The Town Center overlay is shown in Figures 2 and 3.
Stream Restoration Plan Area
Stream Restoration Plan Areas are Stream Environment Zones along major waterways that have been substantially degraded. Individual Restoration Plans should be developed 1127
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for each Stream Restoration Plan Area in coordination with the applicable local government and property owners in the plan area. Restoration Plans may be developed as a component of an Area Plan or as a separate document and should identify feasible opportunities for environmental restoration. There are several parcels included in the Mid-Town Area Plan that are designated by TRPA as a Stream Restoration Plan Area.
Shorezone Tolerance District 4
The shorezones of Lake Tahoe, Fallen Leaf Lake, and Cascade Lake are encompassed in eight shorezone tolerance districts. Structures in the foreshore and nearshore must be consistent with TRPA Code Chapter 83 to avoid interference with the attainment of scenic thresholds. Additional standards applicable to Shorezone Tolerance District 4 include backshore stabilization and access restrictions. 1128
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Figure 7: Mid-Town Districts 1129
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Figure 8: Special Designations 1130
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Goals and Policies
Land Use and Community Design Goal 1 – Create an environment with ease of access for all modes of transportation that activates streetscapes.
Policy 1.1 Public Parking Investigate methods of maximizing use of existing public parking, consider shared use agreements, to accommodate peak seasons and special events and reduce business reliance on onsite parking.
Policy 1.2 Shared Parking Encourage consolidation of existing parking areas and shared parking agreements.
Policy 1.3 Business Collaboration Encourage business owners to collaboratively improve the experiences of patrons by completing or contributing to areawide curb, gutter, sidewalk, landscaping, street lighting, and drainage improvements.
Policy 1.4 Sustainable Communities Implement the TMPO’s Regional Transportation Plan and Sustainable Communities Strategy in Mid-Town by implementing a land use pattern where housing supply, transportation, and work opportunities support GHG emission reduction targets.
Policy 1.5 Corridor Beatification Develop incentives for private property owner participation in beautification of scenic corridors.
Policy 1.6 Off-site Improvements Require frontage improvements or alternative contributions for all major redevelopments or new construction.
Policy 1.7 On-site Improvements Maintain design standards that facilitate safe and intuitive connectivity not only within the site, but also to offsite amenities such as sidewalks, bike paths, bus stops, and neighboring parcels where appropriate.
Land Use and Community Design Goal 2 – Curate a built environment that improves aging infrastructure and addresses vacancies while maintaining a small-town atmosphere.
Policy 2.1 Public Service Collaboration Collaborate with other local agencies to streamline improvements of public services.
Policy 2.2 Accelerate Improvements Ensure safety, accessibility, and sustainability upgrades are diligently implemented.
Policy 2.3 ALUCP Consistency Ensure all uses and buildings are consistent with the Airport Land Use Compatibility Plan (ALUCP).
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Policy 2.4 Third Places Facilitate third places, spaces outside of homes and workplaces that serve individual needs and facilitate community building.
Policy 2.5 Redevelopment Pursue Chapter 13 Implementation Strategies that allow the City to play a more active role in infill development and redevelopment.
Land Use and Community Design Goal 3 – Implement design standards that maintain the small-town charm stakeholders overwhelmingly admire about Mid-Town, while creating greater potential for redevelopment and larger building envelopes.
Policy 3.1 Building Placement Shield parking and other undesirable elements from view by placing structures towards the front of parcels.
Policy 3.2 Colors and Materials Structures shall complement the surrounding environment by using textures and colors found in nature.
Policy 3.3 Massing Buildings shall avoid bulky and overbearing designs, especially when adjacent to sensitive land uses such as residential, open space, or recreation, by incorporating articulation and depth through enhancing features such as eaves, balconies, and recesses.
Policy 3.4 Residential Compatibility Structures shall reduce mass when adjacent to sensitive uses by placing additional height at a greater setback.
Policy 3.5 Site Improvements All improvements shall contribute functionally and aesthetically to the site.
Policy 3.6 Screening of Industrial Elements Industrial elements such as HVAC systems, dumpsters, storage areas, and the like shall be screened and blended with other site elements.
Policy 3.7 Shorezone Development Projects within Shorezone Tolerance District 4 shall have additional standards and be reviewed directly by TRPA to maintain scenic thresholds and avoid environmental degradation. 1132
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CHAPTER 5 ECONOMIC DEVELOPMENT
The following is a general discussion of economic conditions and development trends within the City of South Lake Tahoe and Mid-Town area.
Existing Conditions
The City of South Lake Tahoe’s economy and workforce are primarily dependent on tourism, which fluctuates throughout the year. Many businesses rely on income earned in the summer to carry them through the shoulder season of September, October, and early November. Winter tourism is generally substantial but is dependent on snow sports conditions. Businesses within the Mid-Town plan area receive less overall activity compared to those within the Tourist Core Area Plan and Heavenly Village area; however, year-round patronage of these uses is more consistent as they are more resident oriented.
City of South Lake Tahoe Economic Conditions
In recent years, transient occupancy tax has consistently been the City’s largest revenue source, followed by sales tax. This has remained true even through the unique circumstances of the Covid-19 pandemic, though the growth of these streams did slow in the 2023-2024 fiscal year.
Transient occupancy tax and sales tax revenue grew by 0.4% and 0.9% respectively, compared to a growth of 5.7% and 33.9% the previous year. The significant growth in sales tax revenue can be attributed to the implementation of Measure S rather than increased spending or tourism (City of South Lake Tahoe Finance Department, 2020, 2021, 2022, 2023, & 2024).
Charges for services are generally the third largest revenue stream. Prior to the implementation of Measure S, it was not uncommon for this category to be the City’s second largest revenue stream. This category includes parks and recreation program fees and engineering, planning, and building review and permit fees (City of South Lake Tahoe Finance Department, 2020, 2021, 2022, 2023, & 2024).
Unemployment
In recent years, unemployment rates within the City have dropped below those of the State of California, though remain higher than the national average. Annual unemployment rates are an average of the 12 fiscal months (California Employment Development Department, 2025).
Unemployment trends throughout the year are inverse to peak and shoulder season tourist trends, with unemployment rates slightly higher in the summer and winter months and lowest around May and September. While many jobs become available in the summer and winter months, they are not always filled by permanent residents. 1133
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Figure 10: Monthly Unemployment Rates
Figure 9: Annual Unemployment Rates
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Commercial Development
This Area Plan is driven by the need to capture the City’s remaining commercial zones that were not previously included in an area or community plan. For this reason, most parcels contain commercial or public service uses. The shape of the plan boundary is telling of the City’s original development patterns. Commercial uses are concentrated along Lake Tahoe Blvd.
As directed by the City’s 2023-2028 Strategic Plan (Action Item 4.1.1), a summary of vacant/underutilized properties was created from which a priority list could be made to work with property owners on redevelopment opportunities. Using the categories below, 40 sites were identified during the winter of 2023, 17 of which are in the Mid-Town plan area. Priority locations within the plan area include the Sunray Hotel at 4139 Lake Tahoe Blvd. (demolished summer 2025) and vacant spaces within the Tahoe Center at Lake Tahoe Blvd. and Al Tahoe Blvd.
Many of these 40 sites are now being utilized, though it is an ongoing effort to reduce the number of vacant commercial spaces, support growth of existing businesses, and identify a second economy to provide quality year-round jobs and consistent income.
Vacant A property containing a building or structure that has been vacant for 120 days or more; or a property containing a building in a condition that cannot be legally reoccupied without repair or rehabilitation; or a property that contains an “abandoned building” (SLTCC 4.65.020).
Underused A property with multiple tenant spaces where one or more spaces has been vacant for 120 days or more.
Vacant
pending
application
A property meeting the criteria as “Vacant” with a pending or issued planning or building application to reoccupy the building or structure.
Recently
Unoccupied
A property that would meet the criteria for “Vacant” or “Underused” except that status has been for less than 120 days.
Goals and Policies
Economic Development Goal 1 – Support the establishment, growth, and longevity of local business.
Policy 1.1 Commercial Design Encourage commercial spaces that are smaller, affordable, and flexible, and meet the needs of intended tenants such as local entrepreneurs and startup businesses.
Policy 1.2 Commercial Visibility In designating bike routes and designing right-of-way infrastructure, consider placemaking improvements that increase connectivity to and visibility of commercial uses and storefronts. 1135
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Policy 1.3 Makerspaces Facilitate the success of local artists and artisans through zoning that allows for growth through makerspaces and demonstration areas.
Policy 1.4 Economic Activation Encourage and facilitate responsibly managed public and private special events that bring residents and visitors to commercial centers and increase interaction with local businesses.
Policy 1.5 Flexible Uses Allow for a wide range of permissible uses to respond to changing market conditions and evolving business models, requiring Special Use Permits where appropriate to prevent operational conflicts or sensory annoyances.
Policy 1.6 Brick-and-Mortar Presence Encourage pathways for home occupations and emerging businesses to transition into permanent commercial spaces.
Economic Development Goal 2 – Enhance existing commercial hubs by offering redevelopment incentives to create a strong community center.
Policy 2.1 Development Right Incentives Provide commercial floor area and coverage incentives for mixed-use developments in the Town Center that incorporate new residential units or for the redevelopment of blighted or distressed properties.
Policy 2.2 Redevelopment Incentives Pursue cost/benefit analyses for implementation strategies as identified in Chapter 13, developing programs to incentivize redevelopment that is consistent with City policies and priorities.
Policy 2.3 Open Ears Respond to feedback from the business community regarding areas of concern, developing guidance frameworks and assistance programs where appropriate and feasible.
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CHAPTER 6 DEMOGRAPHICS AND
HOUSING
This section is supplemental to the Housing Element of the City of South Lake Tahoe General Plan and to the TRPA Regional Plan. While there is an especially high need for affordable housing beyond the units identified by the Regional Housing Needs Allocation (RHNA), the City supports development of all housing types. In recent years the City has exceeded the RHNA for affordable units, while moderate and above moderate units are built at a slower rate. The Mid-Town Area Plan is meant to increase opportunities and incentives for mixed-use developments, allow additional pathways to development of live/work establishments, and increase housing in Town Centers where there are adjacent amenities.
Existing Conditions
Citywide Conditions
Since 2020 the City has experienced a decline in population as those seeking more space during the COVID-19 pandemic leave the area. The population has continued to decline from pre-2020 levels, though at a lesser rate, and is expected to continue. Since 2010 there has been a steady increase in the number of senior residents, and more recently an increase in non-white minorities, both of which are federally protected classes. The number of working age persons (20 to 65 years old) has decreased (Matthews, Fuentes, Smith, & Wildemuth, 2024).
Despite the decrease in population, housing availability has not increased. Many homes purchased during the COVID-19 pandemic spend much of the year vacant. From 2020 to 2023, housing supply shifted slightly from renter-occupied units to owner-occupied units. Overall, both renters and homeowners are spending more than 30% of their income on housing costs. It is suspected that housing cost burden is the primary cause of the City’s declining population (Matthews, Fuentes, Smith, & Wildemuth, 2025).
Plan Area Conditions
While the plan area is largely surrounded by residential uses, there are minimal residential developments within the boundary. Much of the plan area fronts Lake Tahoe Blvd. which produces transportation related noise and air pollution.
As of 2025, there are ten (10) parcels within primary residential uses (not including air space parcels), multifamily, single family, and mobile home units. A limited number of commercial uses contain a single dwelling unit. In 2025, Lake Tahoe Community College’s first on-campus student housing opened. It provides 100 beds to low-income, full-time students who are California residents.
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Several hotel/motel establishments within the plan area participate in the City’s Single Room Occupancy (SRO) program, providing month to month housing in some or all units. These units are primarily tourist accommodation uses and participate intermittently in the SRO program.
Goals and Policies
Housing Goal 1 – Promote development of high-quality housing options for residents of all income levels.
Policy 1.1 Housing Options Facilitate flexible housing options using the Regional Housing Needs Assessment to track development trends.
Policy 1.2 Understanding of Needs Continue efforts to track housing needs, such as the Affordable Housing Waitlist and the Point-in-Time Count, maintaining an understanding that demand for all housing types likely exceeds the Regional Housing Needs Allocation.
Policy 1.3 Development Right Incentives Continue to offer incentives in the form of Residential Units of Use at no cost for preferred housing developments.
Policy 1.4 Coverage Incentives Continue to offer incentives in the form of coverage at no cost for preferred developments.
Policy 1.5 Town Center Incentives Maintain Town Center incentives (height, density, coverage, and development right transfer incentives) for newly added Town Center parcels.
Policy 1.6 Housing Advocacy In accordance with Program 2-8 of the City of South Lake Tahoe 2022-2027 Housing Element, continue to advocate for changes to Tahoe Regional Planning Agency regulations to reduce restrictions on affordable, workforce, and mixed-use housing developments.
Policy 1.7 Special Needs Housing Implement zoning that furthers Goal HE-4 of the 2022-2027 Housing Element, “To provide a range of housing services for households with special needs within South Lake Tahoe.” Policy 1.8 Student Housing Coordinate the reservation of 21 Bonus Units by the Tahoe Regional Planning Agency to be transferred to Lake Tahoe Community College in accordance with permit ERSP2022-1992 and accept the 21 multi-family residential units of use originally provided by the City back into City pools for additional housing projects.
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Policy 1.9 Density Flexibility Anticipate and advocate for changes to Tahoe Regional Planning Agency Code of Ordinances that would allow additional density for market rate units.
Policy 1.10 Housing Preservation Require replacement housing units subject to California Government Code Section 65915(c)(3) on sites identified in the sites inventory conducted alongside the Housing Element, consistent with Housing Element Program 3-6, Replacement of Lost Units from Residential Demolitions.
Housing Goal 2 – Encourage mixed-use developments with vertical or horizontal residential components.
Policy 2.1 Housing in Town Centers Create residential units in conjunction with new construction and redevelopment projects to increase pedestrian activity near transit stops and amenities.
Policy 2.2 ADUs for Commercial Uses Support residential units as accessory to commercial uses for long-term tenants.
Policy 2.3 Housing by Employers and Public Institutions To reduce barriers to employee housing and further compliance with the California Employee Housing Act, allow residential units to be built through ministerial approval in commercial zones and on public service properties.
Policy 2.4 Compatible Uses As there is more intermixing of residential and commercial uses and properties, permit conditions should increasingly consider quality of life.
Policy 2.5 Thoughtful Design Mixed-use projects shall be designed with layouts that shield, protect, or otherwise buffer residential uses from sources of pollution, such as locating residential units on upper floors or further from major travel routes than the commercial element of the project.
Housing Goal 3 – Maintain development and design standards that facilitate the development of “missing middle” housing.
Policy 3.1 Affordable by Design Allow greater residential densities that encourage affordable by design units.
Policy 3.2 Funding Eligibility Allow greater residential densities where large developments are appropriate and feasible so that projects can be competitive in receiving funding.
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Policy 3.3 Mixed Income Density Bonus Allow additional density when the additional units are income restricted.
Policy 3.4 Maximize Building Envelope Potential Provide parking reductions, additional coverage opportunities, and increased height to allow more units to be built.
Policy 3.5 Facilitate Additional Coverage Consider building additional treatment capacity into area wide stormwater treatments to facilitate private developments.
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CHAPTER 7 TRANSPORTATION AND
CIRCULATION
Transportation and circulation are vital components to providing efficient transit and quality of life. They play critical roles in how people and goods move through spaces, shaping the livability, accessibility, and environmental impact of uses within the City of South Lake Tahoe. This section describes ongoing efforts by the City of South Lake Tahoe and partner agencies to ensure safe navigation of Mid-Town, with an emphasis on active transportation.
Existing Conditions
Roadways
Lake Tahoe Blvd. (US Highway 50) spans the length of South Lake Tahoe, approximately 2.35 miles of which is within the Mid-Town plan area. This interstate highway also serves as the City’s main arterial road. It has two travel lanes in each direction as well as a center turning lane that serves as temporary snow storage during heavy snowstorm events. Secondary streets include Al Tahoe Blvd, Johnson Blvd, Lyons Ave, and Rufus Allen Blvd.
Highway 50 Road Safety Audit (RSA)
In early 2018, the US Highway 50 Road Safety Audit (RSA), South Tahoe “Y” to Trout Creek final report was released by the California Department of Transportation (Caltrans), which summarized safety conditions and recommendations for the referenced stretch of US Highway 50, approximately half of which is within the plan area. It was identified as a high-risk roadway for vulnerable users such as pedestrians and bicyclists (California Department of Transportation, 2018). The high-speed limit along US Highway 50 is incompatible with the roadway’s use as a main street throughout town with high pedestrian and bike traffic. Recommendations addressed safety data, intersection design, lighting, transit stops, pavement marking durability, speed management, and snow removal activities. Many of these recommendations are echoed in the goals and policies of this Area Plan.
In 2023, Caltrans conducted an additional RSA along US Highway 50 and State Route 89 in response to community concerns related to raising the speed limit along specific segments of the roadways. The roadways were analyzed in three segments to identify safety and mobility deficiencies and generated a list of improvements specific to each segment. Segment 2 as part of this RSA consists of the Tahoe Sierra Business District. Several corridor-wide improvements were outlined, including short-, medium- and long-term improvement projects, some of which are currently underway. These improvements are focused on increasing safety and connectivity along and across US Highway 50 for pedestrians and bicyclists and built upon the recommendations of the 2018 RSA.
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US 50 Safety Project
In September 2021 the City entered a Cooperative Agreement with Caltrans to design and construct safety upgrades along US 50 from Junction 89 to Pioneer Trail. The safety upgrades include improving roadway lighting, installing green bike lane treatment, and enhancing crosswalks’ visibility, including new pedestrian signals at mid-block crossings. Such crossings formalize existing patterns of travel and are a step towards eliminating auto-related fatalities and injuries. Caltrans is the lead agency.
South Lake Tahoe Multimodal Mainstreet Corridor Plan
The City was awarded Caltrans’ Sustainable Transportation Planning grant in 2024 to develop the Multimodal Mainstreet Corridor Plan. The project will identify, analyze, and propose enhancements to US Highway 50 and State Route 89 to improve safety and access for walking and bicycling, facilitate modal shifts away from vehicles through a more efficient transit system, and provide solutions that improve the quality of life for community members and regional visitors alike. The eventual implementation of the design concepts identified in the study will align with state, regional, and local efforts to reduce vehicle miles traveled, address climate change goals, and create connections between South Lake Tahoe and its neighboring communities.