Conclusions
City fees are not an “actual constraint” as they are reasonable and customary. In fact, since developers must pay TRPA fees in addition to City fees, the City’s planning-related fees are much lower than the fees of other comparable cities in California. Nonprofits and public agencies developing affordable housing projects can request a fee waiver for approval by the City Council, as stated in Section 6.55.090 of the Zoning Code.
1882
SOUTH LAKE TAHOE GENERAL PLAN
4-206 AUGUST 2026
4.6.3.20 Senate Bill 330
Overview
SB 330, the Housing Crisis Act of 2019, established specific requirements and limitations on development application procedures. Housing developments for which a preliminary application is submitted that complies with applicable General Plan and zoning standards is subject only to the development standards and fees that were applicable at the time of submittal. This applies to all projects unless the project square footage or unit count changes by more than 20 percent after the preliminary application is submitted. The developer must submit a full application for the development project within 180 days of submitting the preliminary application. South Lake Tahoe offers optional pre-application meetings for all development proposals to advise prospective applicants about current City standards and requirements, and to identify issues in an effort to shorten the length of time required to process a development proposal once it has been accepted. Pre-application meetings have helped to shorten the review process and allow for better communication between applicants and City departments. Consistent with SB 330, housing developments for which a preliminary application is submitted that complies with applicable General Plan and zoning standards are subject only to the development standards and fees that were applicable at the time of submittal.
Conclusions
In accordance with State law, the City is subject to its requirements regardless of whether local implementing regulations have been adopted. The City has not yet established a formal preliminary application form and procedure as contemplated by SB 330. To address this procedural gap, the City proposes as a part of Program 2-8 to work with TRPA to develop a preliminary application form and procedure pursuant to SB 330.
4.6.3.21 Senate Bill 35
Overview
SB 35 requires jurisdictions that have failed to meet their RHNA to provide a streamlined, ministerial entitlement process for housing developments that incorporate affordable housing. Currently, the City does not have a process for SB 35. The City processes applications requesting review under SB 35 in compliance with SB 35 and completed updating its Residential Development and Design Standards for compliance with SB 35 in 2021. The City completed the ministerial application review of the Sugar Pine Village project, a 248-unit affordable housing project in compliance with SB 35 in 2021. The City also completed the ministerial application review of the 3900/3908 Lake Tahoe Boulevard affordable housing project for 75 units in compliance with SB 35 in 2025.
Conclusions
The City is subject to the requirements of Government Code Section 65913.4 regardless of whether local implementing regulations have been adopted. While the City has not yet established a formal written policy or procedure for the SB 35 streamlined approval process, Program 2-8 proposes to adopt written procedures and guidance as appropriate to specify the streamlining approval process and standards for eligible projects consistent with Government Code Section 65913.4. The applications will be made available on the City’s website for developers interested in pursuing the streamlined process. 1883
4. HOUSING
AUGUST 2026 4-207
4.6.3.22 Development, Maintenance, and Improvement of Housing for Persons with Disabilities
Overview
In accordance with SB 520 (Chapter 671, Statutes of 2001), the City has analyzed the potential and actual governmental constraints on the development of housing for persons with disabilities. South Lake Tahoe has adopted the California Building Code, including Title 24 regulations of the code dealing with accessibility for persons with disabilities. The City has not adopted any additional universal design elements in its building code beyond Title 24 requirements. In addition, neither the City nor TRPA have adopted standards that regulate the spacing or concentration of housing for persons with disabilities.
As discussed earlier in this document, Chapter 30 of TRPA’s code includes an opportunity for reasonable accommodation for persons with disabilities. Specifically, development that is required to be compliant with the ADA is exempt from the calculation of land coverage. However, this exemption does not apply to the land coverages associated with parking and other vehicular uses. This accommodation allows for greater ADA accessibility in existing public/commercial facilities and private residences.
In addition, the City’s Residential Development and Design Standards grant an exception for carport structure requirements for persons with disabilities. The City and TRPA do not impose any special requirements or prohibitions on the development of housing for disabled persons beyond the requirements of ADA. However, neither TRPA nor the City have a reasonable accommodations process in compliance with State law. Program 4-1 proposes to amend the City Code to add a reasonable accommodation procedure in compliance with State law, and Program 4-1 calls for the City to work with TRPA to bring the TRPA Code of Ordinances into compliance.
The City defines “family” in the Municipal Code as “an individual, or two or more persons related by blood, marriage or adoption, or a group of not more than five persons who are not related by blood, marriage or adoption or a combined group of related and unrelated persons where the number of unrelated persons does not exceed five in number.” The definition limits the size of a household unit, perpetuating exclusion for households greater than five persons. In addition, the definition should not distinguish between related and unrelated persons and therefore may serve as a constraint to persons with disabilities. Therefore, Program 4-4 will require the City to update the definition of family to remove potential barriers to subpopulations with special needs.
Conclusions
While the addition of the ADA exemption to the TRPA Code provides some opportunity for reasonable accommodation, the City additionally proposes Program 4-1 to amend the City Zoning Code to specifically allow reasonable accommodation for persons with disabilities in compliance with State law. Such an ordinance will create a codified process for persons with disabilities to request a modification to or exception from zoning and building laws, and permit processing procedures through a standard application and administrative review process. In addition, as part of Program 4-1, the City will work with TRPA to bring the TRPA Code of Ordinances into compliance with State law by including appropriate reasonable accommodation procedures.
1884
SOUTH LAKE TAHOE GENERAL PLAN
4-208 AUGUST 2026
4.6.3.23 Buy-Out Programs
Overview
The US Forest Service Lake Tahoe Basin Management Unit and the California Tahoe Conservancy (Conservancy) have legislatively mandated buy-out programs primarily for sensitive lands within the Lake Tahoe Basin, including South Lake Tahoe. Some people believe that these acquisition programs have removed important development potential from the city’s land supply. However, both programs stem from a mandate to retire sensitive parcels ineligible for development in the Tahoe Basin and have provided financial relief to people who might otherwise find limited economic value associated with their undevelopable lots.
These buy-out programs have occasionally resulted in the acquisition of lands that would otherwise be capable of development, such as when they were part of a “package” acquisition that included sensitive lands. These are the minority of the total number held by the agencies. In some cases, the Conservancy has indicated a willingness to use non-sensitive properties to meet CP and AP objectives. There may be some parcels owned by Conservancy that would be appropriate for affordable, moderate, or achievable housing.
Conclusions
There is an “actual constraint” associated with the buy-out programs. In some cases, they decrease the supply of developable, non-sensitive parcels, which limits the City’s ability to provide housing, and could affect the price of remaining vacant land. However, the Conservancy makes some of their land available for development through their asset lands program as part of the Tahoe Livable Communities (TLC) Program. While the TLC Program is intended to transfer the Conservancy’s acquired development rights to Town Centers and to sell, lease, or exchange its asset lands, those rights have not yet reached the public market and remain held by the Conservancy. This increases the supply of land, thereby balancing the price of remaining vacant land in the city.
4.6.3.24 Article 34
Overview
Article 34 of the California Constitution requires voter approval for specified low-rent housing projects that involve certain types of public agency participation. Generally, a project is subject to Article 34 if more than 49 percent of its units will be rented to low-income persons. If a project is subject to Article 34, it will require approval from the local electorate. This can constrain the production of affordable housing, since the process to seek ballot approval for affordable housing projects can be costly and time-consuming, with no guarantee of success.
The provisions of Article 34 allow local jurisdictions to seek voter approval for “general authority” to develop low-income housing without identifying specific projects or sites. If the electorate approves general parameters for certain types of affordable housing development, the local jurisdiction will be able to move more quickly in response to housing opportunities that fall within those parameters.
To reduce barriers to affordable housing production, Section 37001 of the Health and Safety Code, as amended by SB 469 in 2023 and effective January 1, 2024, clarifies that receipt of state affordable housing funding does not, by itself, trigger the voter approval requirement under Article 34. Housing developments receiving loans or grants from HCD, funding through the Affordable Housing and Sustainable Communities 1885
4. HOUSING
AUGUST 2026 4-209
Program, or state low-income housing tax credits are not considered “low-rent housing projects” solely on that basis. Thus far, the City of South Lake Tahoe has not built housing itself, so it has not needed Article 34 authorization. Historically, most affordable housing projects have been built by private developers, who sought financial assistance from the City’s Housing Division.
Conclusions
The lack of Article 34 authorization has not served as a constraint on the development of affordable housing.
4.6.4 Potential Non-Governmental Constraints
Non-governmental constraints include factors outside of governmental control, such as land and construction costs, availability of financing, and local public opinions regarding development. Nongovernmental constraints are primarily market-driven and generally outside of direct governmental control.
By understanding these market forces, however, local governments can try to influence and offset the negative impacts. Rehabilitated or repurposed housing is another alternative to building on vacant land, but it can also be expensive. It is not easy to consolidate residential properties to make a rehabilitation project financially feasible and to create reasonably secure investments for a developer. Rehabilitation of older units can require the relocation of existing residents, loan/grant application processes, and unforeseen construction complications due to the condition of older buildings. These factors, and the limited building season (which leads to labor shortages and increased labor costs), create higher costs for repairing substandard housing than in other California communities.
4.6.4.1 Availability of Financing and Insurance
The average interest rate for a 30-year fixed-rate mortgage was 6.49 percent in May 2026.22 Overall, financing for single-family and multifamily housing (four units or less) is available in the community. The exceptions have been in cases in which the homes require major repairs, such as lacking permanent foundations, or are located on private, unpaved roads. Since financing for multifamily housing of more than four units is considered commercial, obtaining financing can be more challenging.
Insuring South Lake Tahoe properties, however, is more difficult than obtaining financing. Residents of South Lake Tahoe are likely to pay higher insurance rates since the mountain community is surrounded by national forest. In addition, the CAL FIRE Fire Hazard Severity Zone Map has designated the majority of South Lake Tahoe in the Very High Fire Hazard Severity Zone. The threat of a large conflagration taking out entire neighborhoods makes insurance companies want to reduce their risk of having to pay a large number of claims at one time. This problem is exacerbated by the number of older dwellings with shake roofs. Some property owners have been noticing that their policies will not be renewed unless their roofs are replaced. The City’s fire-safe building codes related to existing development includes installation of sprinklers for residential units (including manufactured units) and requirements for smoke detector installation. The City adopted a new Hazardous Vegetation and Defensible Space Ordinance in 2024, effective July 18, 2024, codified in Chapter 5.30 of the Municipal Code, to strengthen wildfire resilience at the parcel level. The ordinance establishes enhanced vegetation management and clearance requirements around structures, driveways, and critical infrastructure, consistent with state fire safety standards. These standards encourage homeowners to maintain a defensible space buffer between structures and surrounding 22 Calculated with the assumption of a $620,000 home sales price using http://www.zillow.com/mortgage-rates/30-yearfixed/. 1886
SOUTH LAKE TAHOE GENERAL PLAN
4-210 AUGUST 2026
vegetation or wildland areas. This space slows or stops wildfire spread, helps protect structures from catching fire, and gives firefighters a space to work in while battling fires. The City will work with property owners to bring their properties into compliance with defensible space protocols. Finally, as in other areas, concern about health effects related to mold is leading to policy cancellations. People believe that their claims related to water damage, while paid, have led to non-renewal of their policy.
For credit-worthy projects, residential construction loan rates are relatively low. However, since interest rates reflect deliberate monetary policy selected by the Federal Reserve Board, it is not possible to forecast what will happen to interest rates during the upcoming Housing Element planning period. With the COVID19 pandemic spurring the Federal Reserve Board to drop interest rates, it is very likely that future interest rate increases will occur. If interest rates rise, not only will it make new construction more costly (since construction period loans are short-term and bear a higher interest rate than amortized mortgages), but it will also lower the sales price that buyers can afford to pay. In the affordability examples presented earlier in this document, a 7-percent interest rate was used.
4.6.4.2 Development Costs
Development is a costly venture in the Lake Tahoe Basin. CEQA and TRPA environmental analyses, expensive vacant land, and permitting costs are all constraining factors to development in California. In many communities, large, unconstrained sites are available and have relatively low environmental concerns.
South Lake Tahoe differs in that few large parcels exist to accommodate significant numbers of housing units. Developers tend to prefer larger, undeveloped parcels because it is more cost-effective to distribute the costs of development over more housing units. Further, the city’s geography and location increase the expense of bringing materials into the basin, which contributes to the cost of building or rehabilitating housing. Over the long term, utility, building maintenance, and repair costs are higher than in areas with mild climates.
In February 2026, the average sale price for a three-bedroom, two-bathroom home in South Lake Tahoe was $667,285. Construction costs alone are currently (as of July 2026) $240 to $335 per square foot for entry-level single-family development in the Tahoe Basin, or approximately $430,000 to $603,000 for an 1,800-square-foot home. Small multifamily development costs $220 to $410 per square foot, or approximately $1.32 million to $2.46 million for a 6,000-square-foot building containing roughly four to eight units.23 in the Tahoe Basin. This cost does not include land cost, fees, and entitlement costs.
Construction costs in the Tahoe Basin have remained high, with material prices including steel, aluminum, and lumber continuing to rise.24 Another significant problem is a chronic labor shortage driven by the high cost of living. Workers simply cannot afford to live where they work, pushing wages up and shrinking the available workforce. As a result, new single-family permits in the El Dorado County portion of the basin have dropped significantly in recent years, making it increasingly difficult for new residential development to pencil out. High construction costs and an ongoing labor shortage remain the biggest obstacles to new housing production in South Lake Tahoe.
23 Buildora IQ, 2026, July, Construction Cost Estimator for South Lake Tahoe, CA. https://buildoraiq.com/constructioncost-estimator/south-lake-tahoe-ca. 24 Welsh, Katelyn, 2025, June 6, “How is Construction Looking This Season in the Tahoe Basin?” Sierra Sun. https://www.sierrasun.com/news/how-is-construction-looking-this-season-in-the-tahoe-basin/. 1887
4. HOUSING
AUGUST 2026 4-211
4.6.4.3 Environmental Constraints
South Lake Tahoe’s ability to grow outward is constrained by the political and environmental boundaries surrounding the city. Because of the city’s physical limitations, future housing development will occur almost entirely through infill and redevelopment.
As discussed in Section 4.5, Resource Inventory, the sites identified in Appendix A all have development potential based on TRPA’s development standards and regulations. None of these sites are further limited by environmental constraints than identified and analyzed in the tables and accompanying narrative.
4.6.4.4 Prevailing Wage
When private development projects receive government subsidies, they are classified as public works projects. Any public works project must pay workers the prevailing wage, or the minimum wage rates payable to construction workers who are employed on public works projects in California. The hourly work rates are published quarterly by the California Department of Industrial Relations (DIR). In general, prevailing wage requirements have caused labor costs to increase anywhere between 5 and 30 percent in urban areas and up to 40 percent in rural areas.
Under State law, prevailing wages must be paid to all workers employed on a public works project when the public works project is more than $1,000. When an awarding body has a labor compliance program, the prevailing wages are not required to be paid for any public works project of $25,000 or less when the project is for construction work, or for any public works project of $15,000 or less when the project is for alteration, demolition, repair, or maintenance work.
4.6.4.5 Developer Trends
With higher profitability in the upper-end ownership market, for-profit builders tend to focus more on luxury housing development rather than on the first-time homebuyer market and the long-term rental market. Many of the newer houses in the city are the product of speculative development geared to out-ofarea, upper-income buyers. The availability of remote work remains a significant factor in South Lake Tahoe's housing market, particularly among higher-income buyers seeking properties equipped with home offices, reliable high-speed internet, and adequate space. This demand is most evident in the luxury segment, where median prices in lakeview sectors climbed approximately 4.2 percent between January and October 2025, and sales growth in the $2 million and above market has outpaced lower-tier segments.25 The housing market has not been responsive to the needs of the city’s year-round residents but is driven more by the demand for vacation rentals and second homes. Homes that are more affordable to locals are overwhelmingly older condominiums that need repairs and upgrades, and can include significant HOA fees that increase the monthly cost of housing.26 Housing development of low- and moderate-income levels in South Lake Tahoe have required ongoing coordination to be effective. 25 https://ccr-mag.com/how-lake-tahoes-real-estate-market-shapes-2026-development/ 26 https://tahoeprosperity.org/wp-content/uploads/Washoe-Tahoe-Housing-Needs-final-9.30.21-Web.pdf. 1888
SOUTH LAKE TAHOE GENERAL PLAN
4-212 AUGUST 2026
4.7 Evaluation
4.7.1 2022 to 2027 Accomplishments
The 2022 to 2027 planning period brought significant progress on affordable housing despite continued challenges related to land costs, TRPA regulatory constraints, and the impact of short-term vacation rentals on the availability of long-term rental housing. The City pursued available State and Federal funding opportunities and made meaningful strides in expanding affordable housing supply, with several significant projects approved or under construction during the planning period. City resources for housing programs expanded, enabling the establishment and continuation of a range of housing assistance, rental support, and landlord engagement initiatives.
4.7.2 Review of Existing Housing Element
Table 4-62 summarizes the City’s RHNA for the period from June 2021 through May 2026 and the number of housing units built or approved during that time period. During that time frame, the City constructed or approved 389 units. Of these units, 206 were for lower-income households.
TABLE 4-62
PROGRESS DURING PREVIOUS PLANNING PERIOD
South Lake Tahoe
June 15, 2021 through June 15, 2026
Extremely
Low Very Low Low Moderate Above Moderate Total
2021-2026 RHNA 35 35 50 42 127 289
Units Constructed
2021-2026 18 18 170 6 195 389
Source: City of South Lake Tahoe 2026.
The City worked diligently to address the housing needs of special needs groups. California Government Code Section 65588 requires that local governments review the effectiveness of housing element goals, policies, and related actions to meet the community’s special housing needs. Some of the accomplishments are highlighted below:
▪ The City partnered with Related California and St. Joseph Community Land Trust to develop Sugar Pine Village, a 248-unit affordable housing project serving households at 30–80 percent AMI. Phase 1A (68 units) opened in fall 2024 and Phase 2A (60 units) was completed in Fall 2025. Phase 1B (60 units) opened in summer 2026.
▪ The City extended a predevelopment loan of $564,073 to Novin Development and $500,000 in Prohousing Incentive Program (PIP) funds for a proposed 75-unit affordable housing project at 3900/3908 Lake Tahoe Boulevard, approved through the Senate Bill (SB) 35 streamlined review process.
▪ The City partnered with Tahoe Coalition for the Homeless to support three Project Homekey properties, Bear's Den, Red Lodge, and Bird's Nest, totaling 72 units of supportive housing, and 1889
4. HOUSING
AUGUST 2026 4-213
provided approximately $1,791,669 in CDBG and $120,000 in Prohousing Incentive Program (PIP) funds for rehabilitation of these properties.
▪ In summer 2025, LTCC opened a new 100-bed student dormitory. The City supported this effort by providing 21 multifamily residential units of use at no cost, equivalent to a contribution of approximately $315,000 at market rate.
▪ The City adopted an Inclusionary Housing Ordinance in December 2024, requiring new residential development, or substantial rehabilitation, to include affordable units on-site or contribute in-lieu fees, with funds restricted for affordable housing development. ▪ The City established a Rental Assistance Program (RAP) providing interest-free loans for security deposits and grants for application fees to lower-income households. As of January 2026, 48 households comprised of 102 people have been assisted.
▪ The City continued to operate the Landlord/Tenant Matching Program, later transitioned to the LongTerm Rental Incentive Program (LTR), providing cash incentive grants to property owners who convert vacant or short-term rental units to long-term leases. As of December 2025, 149 people have been housed through this program.
▪ The City continued its Multifamily Dwelling (MFD) and Single Room Occupancy (SRO) Inspection and Maintenance programs, conducting 193 site visits to multifamily properties and inspecting 1,851 MFD units and 553 SROs in 2025. In December 2024, the City adopted a signage ordinance requiring all Employee Housing (as permitted by HCD) and multifamily properties to post the Housing Issues Hotline number in English and Spanish. The Housing Hotline received 935 calls in 2025. ▪ The City adopted amendments to the Tourist Core Area Plan (TCAP) and Tahoe Valley Area Plan (TVAP) in December 2024, incorporating housing incentives, mixed-use standards, reduced parking requirements, residential care facility provisions, and employee housing definitions consistent with State law. The City is currently developing the MTAP, with adoption anticipated in fall 2026. ▪ In March 2025, the El Dorado County Superior Court struck down Measure T in its entirety. The City declined to appeal and enacted a 45-day moratorium, followed by adoption of a new vacation home rental (VHR) ordinance (Ord. 2025-1200), effective July 17, 2025. ▪ The City continued to meet quarterly with the California Tahoe Conservancy (Conservancy) to discuss land transfers, partnerships, and promotion of Conservancy Asset Lands for affordable and other types of housing development.
▪ The City launched Quarterly Community Housing Office Hours beginning in 2024, held at rotating times and locations throughout the community to expand public access to housing programs and services.
The following section reviews and evaluates the City’s progress in implementing the 2022–2027 Housing Element. It reviews the results and effectiveness of policies, programs, and objectives for the previous Housing Element planning period. Table 4-63 provides an evaluation of the 2022–2027 South Lake Tahoe Housing Element’s implementation programs.
1890
SOUTH LAKE TAHOE GENERAL PLAN
4-214 AUGUST 2026
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Goal HE-1: New Construction
Program 1-1 MIXED USE DEVELOPMENT.
The City shall continue to create and implement
incentives (i.e., alternative parking requirements,
streamlined permitting) to encourage production
of housing in areas where residential use is
appropriate to the setting and where mixed-use
projects could address job and housing needs.
Incentives have been included in the Tourist
Core Area Plan and Tahoe Valley Area Plan as
well as for affordable residential development
throughout the City.
Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Make initial website updates by
2023 and review opportunities to create and
implement additional incentives annually after
that starting in 2024.
In 2022, the City engaged in the planning process to
update the Tourist Core Area Plan and the Tahoe
Valley Area Plan to implement incentives for
encouraging the production of housing such as
development rights, land coverage, and sewer units. In
December 2024, the City adopted updates to both area
plans. The City is currently working on adopting the
new Mid-Town Area Plan, with anticipated adoption in
late 2026/early 2027. Development Incentive programs
including development rights, land coverage, and
sewer units were posted on the City’s website in 2022
and are updated as necessary. The City already offers
development rights (RUUs) at no cost for preferred
projects, including multifamily rental units, ADUs, and income-restricted units. Coverage is offered at no cost for housing developments within a Town Center or
citywide when units are deed restricted to lower-, very low-, or moderate-income households. South Tahoe
Public Utility District (STPUD) continues to offer
excess sewer capacity units to affordable housing
developments at no cost.
This program has been
successful. The City will
continue to update area
plans and the City website
to promote incentives for
housing production and
will incorporate
incentives into the MidTown Area Plan upon
adoption.
Modify and
Continue
Program 1-2 DEVELOPMENT OF
SUBSTANDARD/UNDERUTILIZED SITES.
The City will provide information on
Throughout the planning period, the City continued to
identify commercial substandard and underutilized
parcels. The City’s online GIS database currently maps
This program is ongoing.
The City will continue to
maintain information on
Modify and
Continue
1891
4. HOUSING
AUGUST 2026 4-215
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
substandard or underutilized parcels as part of
the City's online GIS database. The City will
update the database annually.
Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: By September 2023 and annually
after that.
vacant commercial properties throughout the city. The
City also identifies substandard buildings through the
Multifamily Dwelling and SRO inspection programs
and coordinates with the Building Division and Police
Department (Community Service Officer Division) to
bring properties into compliance.
substandard/underutilized
parcels in the online GIS
database, and through
housing complaints
and/or inspections.
Program 1-3 PARKING BEST PRACTICES.
The City shall continue to research best practices
for parking standards and continue to allow more
flexible parking standards and shared parking for
mixed-use and other housing projects. The City's
objective Residential Development and Design
Standards allow parking requirement reductions
for studio and one-bedroom units and
multifamily projects that commit to parking
management measures.
Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Ongoing, as projects are processed
through the Planning Division.
The City completed best practice research and
incorporated standards for flexible parking and shared
parking into the Tourist Core and Tahoe Valley Area
Plans. The objective Residential Development and
Design Standards allow parking reductions for studio
and one-bedroom units and multifamily projects that
commit to parking management measures. Within area
plans, multifamily dwellings are required to have one
parking space regardless of the number of bedrooms, a
reduction from the standard two-space requirement for
units with two or more bedrooms. Guest spaces are not
required under area plan standards. The City plans to
incorporate these measures into the Mid-Town Area
Plan, with adoption anticipated in December 2026 or
early 2027.
Reduced parking
requirements for
residential projects have
been incorporated into
adopted area plans and the
objective design
standards. The City will
continue to explore
parking reductions to
encourage housing
development.
Modify and
Continue
1892
SOUTH LAKE TAHOE GENERAL PLAN
4-216 AUGUST 2026
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Program 1-4 USING LOCAL INCENTIVES.
The City shall work with affordable, workforce,
and other multifamily housing proponents to
direct them to Community Plan or Area Plan
areas where incentives are in place. The City
shall produce an informational handout and
maintain a central hub on the City website
describing all City-offered incentives. The City
will reach out to developers annually to market
these incentives.
Responsible Party: Planning Division and
Housing Division
Funding: Staff time, general fund
Timeframe: Create informational handout and
website updates by 2023. Conduct outreach to
local developers at least annually. Add this
program to the City's efforts to work with TRPA
by September 2022. See Program 2-8 for timing
objectives regarding Basin-wide regulation
amendments.
The City continued to participate in TRPA planning
processes, including the Tahoe Living: Housing and
Community Revitalization Working Group, the TRPA
Advisory Planning Commission, and the TRPA
Governing Board. The City created an ADU guidebook
and published information on housing incentives on the
City's website under Development Incentive Programs
in 2022. In March 2024, the City Council updated the
ADU Ordinance to expand development options
consistent with California law and authorized issuance
of a Request for Proposals for pre-approved ADU plan
designs. The City contracted with Workbench to
develop three pre-approved ADU designs available to
homeowners at no cost; these plans will be available by September 2026. Under the TRPA Phase 2 Housing
Amendments, there is unlimited density for deedrestricted housing in Town Centers and a 25% density bonus for affordable housing.
This program is ongoing
and has been successful in
promoting housing
incentives. The City will
continue to market
incentives to developers
and coordinate with
TRPA on density bonus
alignment with State law.
Modify and
Continue
Program 1-5 CLARIFYING THE
DEVELOPMENT PROCESS. The City shall
continue to provide information on the City's
website to clarify the development process for
The City published several resources on the website
and continues to maintain and update them as
necessary, including an Apply for a Planning Permit
page, a Development Incentive Programs page, and an
This program is ongoing
and will be continued.
Delete
1893
4. HOUSING
AUGUST 2026 4-217
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
developers/builders who are looking to construct
housing in South Lake Tahoe and are unfamiliar
with the process.
Responsible Party: Planning Division and
Building Division
Funding: Staff time, general fund
Timeframe: Ongoing, updated as needed.
ADU Guide. An Analysis of Local Funding Sources for
Housing Initiatives was completed in January 2023 and
presented to elected officials and staff to inform policy on potential local housing funding mechanisms.
Program 1-6 CLARIFY HOW RESIDENTIAL
CARE FACILITIES ARE ALLOWED PER
STATE LAW. The City will work with TRPA to
amend the City and TRPA zoning regulations to
specify that residential care facilities (group
homes) of all sizes are allowed by right in all
residential districts.
Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Add this program to the City's
efforts to work with TRPA by September 2022.
Within the TRPA regulatory framework, make
amendments to City regulations by December
2023. Work with TRPA with a goal of
In December 2024, the City updated the Tourist Core
and Tahoe Valley Area Plans to allow residential care
facilities (group homes) of all sizes by right in all
residential districts.
This program has been
successfully implemented
through area plan
amendments. The City
will continue to work with
TRPA to address
residential zones not yet
covered by area plans.
Modify and
Continue
1894
SOUTH LAKE TAHOE GENERAL PLAN
4-218 AUGUST 2026
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
amendments to TRPA regulations by 2025. If not
completed, continue to pursue annually.
Program 1-7 SMALL LOT CONSOLIDATION.
The City will continue to encourage lot
consolidations to combine small residential lots
into larger developable lots and allow
administrative processing of lot consolidation.
Responsible Party: Planning Division, Housing
Division, and Public Works Department
Funding: Staff time, general fund
Timeframe: Establish program to guide property
owners through the lot consolidation process and
waive the fee for designated affordable units by
September 2023, then implement as applicants
come forward. Reach out to local developers
annually as part of Program 1-4.
The City continues to allow administrative processing
of lot consolidation applications as requests are
submitted. The most recent lot consolidation is 3900
and 3908 Lake Tahoe Boulevard, which will become a
75-unit affordable housing project. Development
Review Team meetings are available for property
owners interested in merging parcels to learn about the process. No targeted outreach to property owners for
lot consolidation has occurred, as TRPA regulations
limiting subdivisions and the scarcity of adjacent
vacant lots make consolidation difficult in practice.
This program has had
limited implementation
due to TRPA regulatory
constraints. The City will
continue to process lot
consolidation requests
administratively and will
inform applicants of
available incentives.
Modify and
Continue
Program 1-8 HOUSING ELEMENT
IMPLEMENTATION PROGRESS. The City
shall annually conduct a public workshop or
public meeting to discuss progress on housing
programs and to solicit feedback.
Responsible Party: Planning Division and
Housing Division
The City submits the Housing Element Annual
Progress Report annually by the April 1 state deadline.
The report is submitted to the Planning Commission
prior to submittal to the California Department of
Housing and Community Development (HCD) and the
Governor’s Office of Land Use and Climate Innovation
(LCI). The report tracks permits issued, units built by This program is ongoing
and will be continued.
Delete
1895
4. HOUSING
AUGUST 2026 4-219
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Funding: Staff time, general fund
Timeframe: Meet annually as part of the
development of the Housing Element Annual
Report to HCD.
income category, and the status of each Housing
Element program.
Goal HE-2: Affordable Housing
Program 2-1 PURSUE STATE AND FEDERAL
FUNDS. The City shall continue to seek and
pursue grant opportunities for state and federal
funds to support the creation of quality,
affordable housing options for extremely low-,
very low-, low-, and moderate-income
households.
Responsible Party: Housing Division
Funding: Section 202 funds, state and federal tax
credits, CDBG funds, CalHome funds, HOME
funds, PLHA, AHSC, IIG
Timeframe: By September 2023 and every year
thereafter.
The City actively pursued State and federal funding to
support affordable housing development during the
planning period. Sugar Pine Village (248 units, 30-80%
AMI) secured a comprehensive financing package
including LIHTC, $17.4 million in AHSC funds, $19.6
million in MHP funds, IIG, LGMG, HOME, and PLHA
funds. Phase 1A (68 units) opened Fall 2024; Phase 2A
(60 units) was completed Summer 2025. The City
extended a predevelopment loan of $564,073 to Novin
Development for a proposed 75-unit affordable project
at 3900 Lake Tahoe Boulevard. Between 2020 and
2025, the City was awarded funds including CDBG
CV2/3 ($1,791,669), PIP Round 2 ($620,000), PLHA
Formula (multiple years, ~$880,000 total), PLHA
Competitive ($15,000,000 total over three awards),
AHSC Round 6 ($17,359,470), HOME Program
($6,538,240), and HHAP ($80,000).
This program has been
highly successful. The
City will continue to
pursue State and federal
funding opportunities to
support affordable
housing development.
Modify and
Continue
Program 2-2 PARTNERSHIPS FOR
WORKFORCE HOUSING. The City shall
continue to work with larger employers (e.g.,
The City continued to coordinate with major employers
including Barton Hospital, Lake Tahoe Community
College, and Lake Tahoe Unified School District
This program is ongoing.
The City will continue to
partner with employers on
Modify and
Continue
1896
SOUTH LAKE TAHOE GENERAL PLAN
4-220 AUGUST 2026
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Barton Hospital, Lake Tahoe Community
College, Lake Tahoe Unified School District,
and resorts) and other organizations to develop
new affordable housing opportunities for
employees through public-private partnerships.
Responsible Party: Housing Division
Funding: Staff time, general fund, housing
funding sources identified through Program 2-12
Timeframe: Ongoing and establish model policy
to implement pilot program by 2024.
regarding workforce housing needs. The City
established a Rental Assistance Program in Summer
2024 providing security deposit and application fee
assistance. The City has met with employers about the
State Employee Housing Law and directed tenants to
the Housing Hotline for substandard housing concerns.
The employer pilot program for first-month rent and
rental deposit repaid through payroll deduction was not implemented.
workforce housing and
continue administration of
the Rental Assistance
Program.
Program 2-3 INTER-JURISDICTIONAL
COOPERATION FOR HOUSING. The City
shall continue to meet with surrounding
jurisdictions in the Tahoe Basin, TRPA, and
other organizations to discuss housing issues and
develop cooperative strategies.
Responsible Party: Planning Division and
Housing Division
Funding: Staff time, general fund
Timeframe: Attend meetings quarterly and report
back to City Council on potential actions. Apply
The City continued to participate in regional planning
processes, including the Tahoe Living: Housing and
Community Revitalization Working Group, the TRPA
Advisory Planning Commission, and the TRPA
Governing Board. In 2025, the City met with TRPA at
least 30 times to discuss housing and development
issues. The City also participates in quarterly meetings with Placer County and El Dorado County to discuss
housing issues and best practices. Housing staff
participate on the El Dorado Opportunity Knocks
Continuum of Care (CoC) board.
This program continues to
be important regionally
and will be continued.
Continue
1897
4. HOUSING
AUGUST 2026 4-221
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
for at least one grant per year, consistent with
Program 2-1.
Program 2-4 ANALYSIS OF STATE LANDS.
The City shall continue discussing the potential
for developing quality workforce and affordable
housing on non-environmentally sensitive lands
owned by the California Tahoe Conservancy
(CTC) and other state and federal agencies.
Responsible Party: Planning Division and
Housing Division
Funding: Staff time, general fund
Timeframe: Assess opportunities for
coordination with other state and federal
agencies at least annually and meet with CTC
quarterly to encourage property ownership
exchanges.
The City continued to participate in discussions
regarding the development of housing through the
coordination with the Tahoe Livable Communities
program at the Conservancy. City staff meet with the
Tahoe Conservancy on a quarterly basis, and more
frequently as needed, to discuss land transfers,
partnerships, and promotion of Asset Lands for
development.
This program has been
successful and will be
continued.
Continue
Program 2-5 STUDENT AND FACULTY
HOUSING. The City shall continue to provide
assistance to the Lake Tahoe Community
College (LTCC) to examine the need for, and
feasibility of, developing student and faculty
housing.
In summer 2025, LTCC opened its new 100-bed
student dormitory. The City supported this effort by
providing 21 multifamily residential units of use at no cost, equivalent to a contribution of approximately
$315,000 at market rate. The City also continued to
work with LTCC through the Multifamily Inspection
This program has been
successful and will be
continued.
Continue
1898
SOUTH LAKE TAHOE GENERAL PLAN
4-222 AUGUST 2026
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Responsible Party: Planning Division and
Housing Division
Funding: Staff time, general fund
Timeframe: Work together on an ongoing basis;
hold meetings at least annually.
Program to ensure compliant housing conditions on
properties used to house students.
Program 2-6 ASSIST NONPROFIT HOUSING
DEVELOPERS. The City shall provide technical
and financial support (when feasible) to local,
regional, and statewide not-for-profit housing
sponsors that facilitate the creation of affordable
housing.
Responsible Party: Housing Division
Funding: Staff time, surplus property, housing
funding sources identified through Program 2-12
Timeframe: Ongoing, as projects are processed
through the Planning Division. Contact
developers annually to inform them of City
assistance options.
The City partnered with Related California and St.
Joseph Community Land Trust for Sugar Pine Village
(248 units, 30-80% AMI). Phase 1A (68 units) was
completed in fall 2024; Phase 2A (60 units) was
completed in fall 2025, and Phase 1B (60 units) was
completed in summer 2026. The City provided land for
three moderate-income homes developed by St. Joseph
Community Land Trust and provided a
predevelopment loan and surplus City-owned land for
the 75-unit project at 3900/3908 Lake Tahoe
Boulevard. The City also executed a Memorandum of
Understanding with Tahoe Coalition for the Homeless
to support three Homekey properties totaling 72 units
of supportive housing and was awarded $1.7 million in
CDBG CV 2/3 funds for rehabilitation of Bear's Den
(22 units).
This program has been
successful and will be
continued.
Continue
Program 2-7 HOMEBUYER ASSISTANCE
PROGRAM ADMINISTRATION
PARTNERING. The City shall initiate
The City issued two Requests for Proposals in March
2022 and Winter 2023 to administer a moderateincome homebuyer program but did not receive This program has not been
successfully implemented
due to lack of available
Modify and
Continue
1899
4. HOUSING
AUGUST 2026 4-223
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
solicitation and contracting with other agencies
and organizations to assist the City in
administering a moderate-income homebuyer
program.
Responsible Party: Housing Division
Funding: PLHA funds, staff time, general fund,
housing funding sources identified through
Program 2-12
Timeframe: Establish program by September
2023 and ongoing; once program is established,
conduct outreach to lower-income communities
annually.
responses to either. The City determined that available funding is insufficient to provide meaningful down
payment assistance in the current market and shifted
funds to programs impacting a greater number of
residents. The program will be reassessed when
additional funding is identified.
funding. The City will
reassess administration of
a homebuyer assistance
program if additional
funding is identified.
Program 2-8 MITIGATION OF TRPA
REGULATIONS. The City shall continue to
advocate for changes to TRPA regulations to
reduce restrictions on affordable, workforce, and
mixed-use housing developments.
Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Meet with TRPA staff at least
annually with a goal of achieving items in
accordance with the timeframes defined in the
program's actions. Meet with the Housing &
The City continued to participate in TRPA planning
processes and sent a letter of support to TRPA in
December 2022 to apply for REAP 2.0 Higher Impact
Transformation funding. In December 2024, the City
adopted amendments to the TVAP and TCAP allowing
residential care facilities by right, employee housing
definitions, and updated affordable housing standards
consistent with TRPA Phase 2 Housing Amendments.
The TRPA Code of Ordinances has not yet been
amended regarding density bonuses, reasonable
accommodations, or affordable multifamily mixed-use
projects. The City’s ADU Ordinance was submitted to
This program has been
partially successful. The
City will continue to
advocate with TRPA for
Code amendments
consistent with State
housing law, including
density bonuses,
transitional and
supportive housing, and
emergency shelter
definitions.
Modify and
Continue
1900
SOUTH LAKE TAHOE GENERAL PLAN
4-224 AUGUST 2026
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Community Revitalization Working Group
quarterly and the TRPA Governing Board and
Advisory Planning Commission monthly.
HCD in April 2024; no comments were received and
the case was closed in October 2024. City Council will
consider whether to pursue a Residential Area Plan at
the August 11, 2026, meeting.
Program 2-9 PUBLIC EDUCATION. The City
shall continue to provide information about
multifamily and affordable housing
development, promote ADUs, and publicize
programs available to South Lake Tahoe
residents.
Responsible Party: Planning Division and
Housing Division
Funding: Staff time, general fund
Timeframe: Ongoing.
In 2022, the City created informational brochures and
a display posterboard on housing programs, ADUs, and
available incentives for use at community events and
presentations. Beginning in 2024, the City's Housing
Division launched Quarterly Community Housing
Office Hours held at rotating times and locations. The
first event, co-hosted with the Family Resource Center, drew more than 50 attendees; subsequent events were
held at community venues. City staff regularly present
on housing programs and policies to local groups,
including the Tahoe Chamber of Commerce, Planning
Commission, City Council, and the South Tahoe
Association of Realtors.
This program is ongoing
and will be continued.
Continue
Program 2-10 MOVABLE TINY HOMES. The
City will consider City Code amendments to
allow tiny homes on wheels/on a chassis and
work with TRPA to provide this type of housing
as an option in residential areas.
Responsible Party: Planning Division, Building
Division, and Housing Division
The City amended the South Lake Tahoe Municipal
Code in 2022 to add Section 6.85.060, which added
standards and regulations for tiny homes on wheels/on
a chassis as an option in residential areas. TRPA issued a new code interpretation allowing tiny homes on
wheels.
This program has been
successfully implemented
and will be deleted.
Delete
1901
4. HOUSING
AUGUST 2026 4-225
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Funding: Staff time, general fund
Timeframe: 2022.
Program 2-11 LOCAL FUNDING SOURCE
FEASIBILITY STUDY. The City shall conduct
a feasibility study to explore local funding
options to support affordable housing projects
and programs, and shall analyze thresholds of
significance and criteria for a linkage program.
Responsible Party: Planning Division and
Housing Division
Funding: Feasibility Study funded through
REAP grant. Linkage program funded through
staff time, general fund, and State and federal
grants. Complete implementation dependent on
successfully obtaining State funds.
Timeframe: Complete feasibility study
September 2022; adopt linkage ordinance by
September 2023
The City contracted a consultant to conduct the
feasibility study in spring 2022. The study was
completed in January 2023 and presented to the City
Council, which provided direction on funding
mechanisms to evaluate further, including linkage fees, impact fees, and a potential housing trust fund.
Following this analysis, the City Council adopted an
Inclusionary Housing Ordinance in December 2024,
requiring applicable new development projects to
include affordable units or contribute in-lieu fees, with funds restricted for affordable housing development.
This program has been
successfully
implemented. The City
will continue to
administer the
Inclusionary Housing
Ordinance and monitor its
effectiveness.
Modify and
Continue
Program 2-12 INTER-AGENCY HOUSING
PROGRAM COORDINATION. The City shall
work with housing providers, managers, and
nonprofits to build capacity to administer and
monitor affordable housing programs.
The City continued to coordinate housing programs
with inter-agency partners. Staff administer long-term
monitoring of all affordable housing properties that
received City funding. In Fall 2024, City staff hosted
an annual meeting for SRO and MFD property owners
This program has been
successful and will be
continued.
Continue
1902
SOUTH LAKE TAHOE GENERAL PLAN
4-226 AUGUST 2026
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Responsible Party: Planning Division and
Housing Division
Funding: Staff time, general fund, grants.
Complete implementation dependent on
successfully obtaining State funds.
Timeframe: Identify primary management
organization or person by 2024. Attend meetings
quarterly. Conduct outreach to housing
developers annually once sites are identified.
and managers. City staff assisted with lease-up of 128
new units at Sugar Pine Village (Phases 1A and 2A). In
2025, the City provided $40,000 Pay for Success grants
each to Vista Rise Collective and Tahoe Coalition for
the Homeless. The City holds a board position on the
regional CoC and was awarded $80,000 in HHAP
funds to administer the Winter Shelter from 2025-2026
in partnership with Tahoe Coalition for the Homeless.
Program 2-13 STREAMLINE AFFORDABLE
HOUSING. The City has updated its zoning
regulations to comply with Senate Bill 35 to
streamline affordable housing development.
Responsible Party: Planning Division and
Housing Division
Funding: Staff time, general fund
Timeframe: Ongoing.
The City has objective development and design
standards in place to support Senate Bill (SB) 35
compliance. Two SB 35 projects have been approved:
Sugar Pine Village and the 3900/3908 Lake Tahoe
Boulevard Affordable Housing Project.
This program will be
deleted as the City has
objective development
and design standards in
place to support SB 35
compliance.
Delete
Program 2-14 TAX CREDIT ALLOCATION
MAP PROCESS. The City shall participate in
state processes to provide input on the TCAC
Opportunity Areas mapping.
This program has not yet been initiated. The City has
not yet provided input to the State on TCAC
Opportunity Areas mapping.
This program has been
deleted and will not be
prioritized during the
current planning period.
Delete
1903
4. HOUSING
AUGUST 2026 4-227
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Responsible Party: Planning Division and
Housing Division
Funding: Staff time, general fund
Timeframe: Contact the State annually to discuss
revisions to TCAC methodology and mapping to
align with local characteristics.
Program 2-15 RENTAL ASSISTANCE
PROGRAM. The City shall seek funding to
establish a rental assistance program providing
financial assistance for initial rental deposits for
lower-income households.
Responsible Party: Planning Division and
Housing Division
Funding: Staff time, general fund, grants.
Complete implementation dependent on
successfully obtaining State funds.
Timeframe: Pursue program funding by
September 2023. If funds are secured and
allocated by City Council, establish program by
September 2024 and administer on an ongoing
basis.
The City established a Rental Assistance Program
(RAP) providing interest-free loans for security
deposits and application fees paid directly to landlords when lower-income residents relocate to a permanent
residence. As of January 2026, 48 households of 102
people have been assisted through this program.
This program has been
successfully implemented
and will be continued.
Modify and
Continue
Goal HE-3: Rehabilitation/Conservation
1904
SOUTH LAKE TAHOE GENERAL PLAN
4-228 AUGUST 2026
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Program 3-1 REHABILITATION LOAN
PROGRAM ADMINISTRATION
PARTNERING. The City shall develop a
housing rehabilitation program to incentivize
improved housing conditions, harden homes
against wildfire threats, and make energy
efficiency upgrades while maintaining
affordability.
Responsible Party: Housing Division
Funding: CDBG, HOME, USDA, FEMA,
general fund, housing funding sources identified
through Program 2-12. Complete
implementation dependent on successfully
obtaining State funds.
Timeframe: Pursue program funding by
September 2023. If funds are secured and
allocated by City Council, establish program by
September 2024 and administer on an ongoing
basis.
In fall 2024, the City applied to the HUD Prohousing
grant program to implement a rehabilitation loan
program but was not awarded the grant. The City also
applied for the Housing grant from HUD in 2024 for
$3,000,000 (including $2,000,000 for a rehabilitation
loan program) but was not awarded. The rehabilitation
loan program has not yet started. The City continues to search for and identify funding sources.
This program has not been
implemented due to lack
of available funding. The
City will continue to
pursue funding
opportunities to establish
a rehabilitation loan
program.
Modify and
Continue
Program 3-2 MULTIPLE-FAMILY
DWELLING AND SINGLE-ROOM
OCCUPANCY INSPECTION AND
MAINTENANCE PROGRAM. Continue the
Multiple-Family Dwelling Inspection and
The City continued its Multifamily Dwelling and SRO
Inspection and Maintenance programs throughout the
planning period. In 2025, City staff conducted 193 site visits to multifamily properties with 6 or more units and 14 site visits to SRO units. A total of 1,851 MFD units This program has been
successful and will be
continued.
Continue
1905
4. HOUSING
AUGUST 2026 4-229
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Maintenance Program on multifamily projects of
six units or more and SRO units in hotels and
motels.
Responsible Party: Housing Division and
Building Division
Funding: Staff time, general fund
Timeframe: Ongoing.
and 553 SROs were inspected in 2025. The City also
maintained the Housing Issues Hotline to receive
habitability complaints. In December 2024, the City
adopted a signage ordinance requiring all employee
housing and multifamily properties to post the Hotline
number in English and Spanish.
Program 3-3 MOBILE HOME PARKS
ORDINANCE. The City shall modify the mobile
home parks ordinances to address conversion of
mobile home parks to other uses and require
mitigation of housing loss associated with
conversions and/or demolitions.
Responsible Party: Planning Division and
Housing Division
Funding: Staff time, general fund
Timeframe: September 2025.
The City has not modified the mobile home park
ordinance to address conversion or require mitigation
of housing loss. Municipal Code Section 6.55.300 does
not currently address conversion or demolition of
mobile home parks. This effort is not yet underway.
This program has not been
implemented. The City
will continue efforts to
modify the mobile home
park ordinance to address
conversion and
demolition scenarios.
Modify and
Continue
Program 3-4 PRESERVATION AND
ACQUISITION OF AT-RISK PROPERTIES.
The City shall continue to provide technical and
financial assistance to the St. Joseph Community
Land Trust and other nonprofit housing
City staff provided approximately $1,791,669 in
CDBG funds to Tahoe Coalition for the Homeless
(TCH) for rehabilitation of Bear's Den, a 22-unit
Project Homekey property. The City also awarded
TCH $120,000 in PIP funds for rehabilitation work
This program has been
successful and will be
continued.
Continue
1906
SOUTH LAKE TAHOE GENERAL PLAN
4-230 AUGUST 2026
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
organizations to acquire and rehabilitate assisted
or substandard properties.
Responsible Party: Housing Division
Funding: CalHFA Help Program, Multifamily
Housing Program, HOME, CalHFA
(preservation acquisition financing), HUD
mortgage insurance
Timeframe: Ongoing communication with
owners, service providers, and eligible potential
purchasers. Track through the Annual Report to
HCD.
across all three Project Homekey properties (Bear's
Den, Red Lodge, and Bird's Nest). On January 28,
2025, the City adopted a Local Tenant Preference
Policy, which prioritizes current and former South
Lake Tahoe residents and local employees working 20
or more hours per week on waitlists for City-sponsored
affordable housing. No units are at risk of converting to market rate in the next 10 years.
Program 3-5 PRESERVATION OF HOUSING
CONDITIONS. Continue to enforce City
building, fire, health, and zoning codes and
provide information on rehabilitation assistance
programs to eligible households found in
violation of City codes.
Responsible Party: Planning Division and
Building Division
Funding: Staff time, general fund. Complete
implementation dependent on successfully
obtaining State funds.
The City continues to enforce zoning requirements
through building permits, planning permits, code
violation response, the multifamily inspection
program, and SRO programs. The City operates a
bilingual Housing Issues Hotline to receive complaints.
In December 2024, the City adopted an ordinance
requiring all employee housing facilities and
multifamily residential properties to post the Hotline
number in English and Spanish. The City advertises
rehabilitation assistance programs through the Housing
Division webpage, community meetings, and printed
materials at City facilities. In 2025, 38 substandard
housing complaints were received.
This program is ongoing
and will be continued.
Modify and
Continue
1907
4. HOUSING
AUGUST 2026 4-231
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Timeframe: Ongoing. Outreach to eligible
households in lower resource parts of the City
found in violation of City codes by end of 2022.
Program 3-6 REPLACEMENT OF LOST
UNITS FROM RESIDENTIAL
DEMOLITIONS. The City will require
replacement housing units on sites identified in
the sites inventory when any new development
occurs on a site occupied by or restricted for
lower-income households within the previous
five years.
Responsible Party: Planning Division
Funding: General fund
Timeframe: Ongoing; replacement requirement
implemented immediately and applied as
applications on identified sites are received and
processed.
During the 6th cycle planning period, no demolitions of lower-income housing units occurred on sites identified in the City's Housing Sites Inventory.
This program is ongoing
and will be continued.
Continue
Program 3-7 MONITORING IMPACTS OF
VACATION HOME RENTALS ON LONGTERM RENTAL SUPPLY. The City shall continue enforcement of Measure T regulations
and monitor the effects of limiting vacation home
The City continued to monitor and enforce Measure T
and provided a report to City Council at the end of
2023. In 2024, the City contracted with the Tahoe
Prosperity Center to conduct monitoring and reporting
on the effects of Measure T on housing availability. In March 2025, the El Dorado County Superior Court
struck down Measure T in its entirety. The City
This program has been
partially implemented.
The City will continue to
monitor the effects of the
new vacation home rental
ordinance on long-term
Modify and
Continue
1908
SOUTH LAKE TAHOE GENERAL PLAN
4-232 AUGUST 2026
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
rentals during the course of the Housing Element
planning period.
Responsible Party: Planning Division
Funding: General fund
Timeframe: Monitor impacts resulting from
vacation home rental moratorium and summarize
in report to City Council by end of 2023.
declined to appeal in April 2025 and enacted a 45-day
moratorium. A new vacation home rental ordinance
(Ord. 2025-1200) took effect July 17, 2025. The 2024
monitoring report to City Council was not completed.
rental housing
availability.
Program 3-8 MULTI-FAMILY ACQUISITION
AND REHABILITATION PROGRAM. The
City will partner with organizations, employers,
and nonprofits to establish a multi-family
acquisition and rehabilitation program to
increase quality of housing for low-income
residents and ensure long-term affordability.
Responsible Party: Planning Division
Funding: General fund, staff time, housing
funding sources identified through Program 2-
12. Complete implementation dependent on
successfully obtaining State funds.
Timeframe: Establish program by September
2024. Ongoing communication with
organizations, employers, and service providers
In fall 2024, the City applied to the HUD Prohousing
grant program to implement a rehabilitation loan
program funding rehabilitation of existing multifamily
units serving low-income residents with an
affordability covenant requirement. The City was not
awarded the grant. This program has not yet started.
This program has not been
implemented due to lack
of funding. The City will
continue to seek funding
to establish a multifamily
acquisition and
rehabilitation program.
Modify and
Continue
1909
4. HOUSING
AUGUST 2026 4-233
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
at least once per year. If not established by
September 2024, continue to pursue annually.
Program 3-9 LANDLORD/TENANT
MATCHING PROGRAM. Continue the
program to incentivize long-term rental of
second homes and spare rooms to promote the
availability of low- and moderate-income rental
housing.
Responsible Party: Housing Division
Funding: Staff time, general fund
Timeframe: Ongoing. Marketing conducted by
end of 2022.
The City's Landlord/Tenant Matching Program
provides cash incentive grants to property owners who
convert vacant or short-term rental units into long-term leases for local workers. Grants range from $2,000 per
qualifying tenant for a 6-month lease to $4,500 per
tenant for a 12-month lease. The program launched in
Winter 2021-2022, administered through Placemate
(formerly Landing Locals). The City received
additional funding in 2022 and 2024. As of September
12, 2025, the City began running the program internally as the Long-Term Rental Incentive Program (LTR). As
of December 31, 2025, 149 people have been housed
through this program.
This program has been
successful and will be
continued.
Modify and
Continue
Program 3-10 MOBILE HOME PARK
PRESERVATION. The City shall promote the
longevity and quality of life at existing and new
mobile home parks by codifying regulations for
conversions, evaluating TRPA restrictions, and
conducting an inventory.
Responsible Party: Housing Division
Funding: Staff time, general fund
Municipal Code Section 6.55.300 does not currently
address conversion or demolition of mobile home
parks. The City has not yet codified regulations for
mobile home park conversions, conducted a park
inventory, or completed other actions identified in this program. This program has not yet started.
This program has not been
implemented. The City
will prioritize these
actions during the next
planning period.
Modify and
Continue
1910
SOUTH LAKE TAHOE GENERAL PLAN
4-234 AUGUST 2026
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Timeframe: Ongoing; conduct inventory by
2024.
Goal HE-4: Special Needs Housing
Program 4-1 REASONABLE
ACCOMMODATION AND LAND
COVERAGE. The City shall complete the
process of reviewing and amending its Code to
provide reasonable accommodation in rules,
policies, practices, and procedures for
individuals with disabilities, in coordination with
TRPA.
Responsible Party: Building Division and
Planning Division
Funding: Staff time, general fund
Timeframe: Adopt reasonable accommodation
ordinance and create public information
brochure by September 2023. Add to TRPA
workplan by September 2022.
In 2022, the City provided correspondence to TRPA
outlining Housing Element priorities for regional
regulatory amendments, including amendments to
TRPA's coverage standards to support accessible
housing development. TRPA amended its Code of
Ordinances to update Section 30.4.2 to allow receiving
parcels with existing development to transfer land
coverage to accommodate new affordable housing
development. City Municipal Code Section 6.85.030
provides the existing ministerial procedure for granting carport structure exceptions for persons with
disabilities. A comprehensive reasonable
accommodation procedure review of the Municipal
Code has not been completed. Current land coverage
exceptions for ADA improvements do not apply to
single-family dwellings or multiple-family dwellings
with three or fewer units.
This program has been
partially implemented.
The City will continue to
work with TRPA to
incorporate reasonable
accommodation standards
within the framework of
the Regional Plan.
Modify and
Continue
Program 4-2 EMPLOYEE HOUSING ACT
COMPLIANCE. The City will continue working
with TRPA to amend zoning regulations to treat
employee housing that serves six or fewer
persons as a single-family structure and
During the planning period, the City worked with
TRPA to update its area plans and zoning to comply
with the State Employee Housing Act. In 2024, the City
amended the Zoning Code, Tahoe Valley Area Plan,
and Tourist Core Area Plan to treat employee housing
This program has been
successfully implemented
and will be deleted.
Delete
1911
4. HOUSING
AUGUST 2026 4-235
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
permitted in the same manner as other singlefamily structures.
Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Within the TRPA regulatory
framework, make amendments to City
regulations by 2023. Add to City's workplan to
coordinate with TRPA by September 2022.
that serves six or fewer persons as a single-family
structure. The City Council also adopted an ordinance
requiring employers to post signage in employee
housing facilities directing tenants to the City’s
Housing Issues Hotline.
Program 4-3 SPECIAL NEEDS HOUSING.
Continue to work with housing providers to
ensure that special housing needs are addressed
for seniors, large families, persons with
disabilities, those with extremely low incomes,
and homeless individuals and families.
Responsible Party: Planning Division and
Housing Division
Funding: Staff time, general fund
Timeframe: Annually for discussions with
surrounding jurisdictions and outreach with
affordable housing developers and service
providers, and ongoing.
The City provided $490,000 in CDBG funds and an
additional $1,200,000 in CDBG funds for rehabilitation
of Bear's Den, a 22-unit Project Homekey property
operated by Tahoe Coalition for the Homeless. TCH's
two other Homekey properties, Red Lodge and Bird's
Nest, are operational. A City staff member was elected
to the El Dorado County Continuum of Care Board,
enhancing the City's regional homelessness
coordination. The City met with the Alta California
Regional Center in April 2026 to discuss potential
partnerships and opportunities for their clients.
This program has been
successful and will be
continued.
Continue
1912
SOUTH LAKE TAHOE GENERAL PLAN
4-236 AUGUST 2026
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Program 4-4 CHILDCARE AND
INTERGENERATIONAL FACILITIES.
Consider establishing a program to address
affordable housing developments that include
on-site childcare and to promote
intergenerational facilities.
Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Study program by early 2026;
determine whether program will be established
and initiate by end of 2026.
In 2022, the City supported the development of Sugar
Pine Village, which includes a community building
designed to provide affordable childcare pending
dedicated funding. Phase 1A (68 units) opened in
October 2024. A formal program to promote on-site
childcare in affordable projects or intergenerational
facilities is pending funding.
This program has been
partially implemented
through Sugar Pine
Village. The City will
continue to explore
opportunities to promote
on-site childcare and
intergenerational facilities
in future affordable
housing developments.
Modify and
Continue
Program 4-5 DEFINITION OF FAMILY.
Update the definition of "family" in the City's
zoning regulations to be compliant with State
law.
Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Complete by September 2023.
The City amended the Zoning Code to update the
definition of "family" to be compliant with State law
through amendments to the Tahoe Valley Area Plan
and the Tourist Core Area Plan, adopted by City
Council on December 18, 2024.
This program has not been
completed and will be
continued.
Continue
Goal HE-5: Equal Opportunity Housing & Discrimination Prevention Program 5-1 FAIR HOUSING. To comply with
AB 686, the City will implement affirmatively
furthering fair housing strategies, including
The City implemented multiple fair housing strategies,
including: operation of the bilingual Housing Issues
Hotline throughout the planning period; adoption of a
This program is ongoing
and will be continued. The
City will continue to
Modify and
Continue
1913
4. HOUSING
AUGUST 2026 4-237
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
place-based revitalization, housing mobility,
expanding affordable housing in high
opportunity areas, and reducing displacement
risk.
Responsible Party: Planning Division, Housing
Division, and Public Works Department
Funding: Staff time, general fund
Timeframe: Refer to each strategy in the
Affirmatively Furthering Fair Housing (AFFH)
program for specific timeframes.
signage ordinance in December 2024 requiring all
employee housing and multifamily properties to post
the Hotline number in English and Spanish; regular
coordination with stakeholder groups including the
Lake Tahoe Collaborative; bilingual (Spanish/English)
housing services and materials available online and at
City facilities; Section 8/Housing Choice Voucher
outreach mailers to landlords and property managers;
inclusion of infrastructure improvement projects in the CIP prioritizing areas with lower-income housing; and
maintenance of the City's Housing website with
information on disaster displacement risk reduction
programs. The Housing Hotline received 935 calls in
2025. City Staff are in continuous communication with
the Lake Tahoe Unified School District (LTUSD)
McKinney Vento liaison, and the City Manager meets
with the LTUSD Superintendent to discuss access to
housing for school staff.
implement and expand
affirmatively furthering
fair housing strategies.
Program 5-2 TRANSIT ACCESSIBILITY. Meet
with the Tahoe Transportation District by
December 2022, and biannually thereafter, to
assess unmet transit needs and provide technical
assistance in applying for funding for
expansions.
The City continues to meet annually with the Tahoe
Transportation District to discuss transit service needs.
The City holds board positions on both the Tahoe
Transportation District and the South Shore
Transportation Management Association (SSTMA),
with at least 19 meetings in 2025. The City
implemented an on-demand micro-transit service
This program is ongoing
and will be continued.
Modify and
Continue
1914
SOUTH LAKE TAHOE GENERAL PLAN
4-238 AUGUST 2026
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Responsible Party: Planning Division, Housing
Division, and Public Works Department
Funding: Staff time, general fund
Timeframe: Meet with the transportation district
by December 2022 and biannually thereafter.
Identify funding sources annually.
launched in July 2022 to address mobility gaps for
residents without vehicles.
Goal HE-6: Energy Conservation Opportunities
Program 6-1 GREEN BUILDING INCENTIVE
PROGRAM. The City shall continue to
implement its green building incentive program
that rewards developers for building green
projects and evaluate opportunities to provide
additional incentives.
Responsible Party: Planning Division and
Building Division
Funding: Staff time, general fund
Timeframe: Ongoing.
The City's Green Building Incentive Program has been
active since 2022. The program was updated through
the Tahoe Valley Area Plan and Tourist Core Area Plan
amendments adopted on December 18, 2024,
incorporating enhanced green building standards
aligned with TRPA Phase 2 Housing Amendment
requirements. The program is currently being
incorporated into the Mid-Town Area Plan. No
developers or projects have utilized the Green Building Incentive Program to date.
This program is ongoing
and will be continued as
area plans are updated.
Continue
Program 6-2 ENERGY REGULATIONS. The
City shall continue to require compliance with
state energy conservation requirements and
explore potential Reach codes that exceed state
requirements for new construction.
The City has required all building permit applicants to demonstrate compliance with California's Title 24
energy conservation standards at plan submittal. In
2022, the City hired a consultant to develop a Reach
Code. Stakeholder meetings were held in 2023 and City
Council direction was sought in August 2023. The City
This program has been
partially implemented.
The City will continue to
enforce Title 24 energy
conservation standards
and implement applicable
Modify and
Continue
1915
4. HOUSING
AUGUST 2026 4-239
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Responsible Party: Planning and Building
Divisions
Funding: Permit fees, staff time, general fund
Timeframe: Adopt Reach code by September
2023; other activities ongoing.
is no longer pursuing a Reach Code, as newly adopted
state building codes exceed the previously
contemplated Reach Code standards. The City's
Sustainability Coordinator is leading a solar energy
modernization project for City-operated facilities.
Sugar Pine Village received AHSC funding supporting
energy-efficient affordable housing construction.
Climate Action Plan
strategies.
Program 6-3 ENERGY CONSERVATION
ASSISTANCE FOR LOW-INCOME
HOUSEHOLDS. The City shall consider
including weatherization and energy
conservation as eligible activities should housing
rehabilitation efforts resume.
Responsible Party: Planning and Building
Divisions
Funding: Staff time, general fund
Timeframe: Ongoing.
The City has documented energy conservation as the
second-priority eligible activity within its Housing
Rehabilitation Program, covering insulation, window
and door replacement, weather-stripping, and
replacement of inefficient appliances and heating
systems. Funding is provided through low-interest
loans (0-3%) to income-eligible homeowners at or
below 80% AMI. However, this program has not yet
started pending identification of funding.
This program has not been
implemented. The City
will continue to include
energy conservation as an
eligible activity in its
housing rehabilitation
program once funding is
secured.
Modify and
Continue
Program 6-4 ENERGY CONSERVATION. The
City will provide information and refer eligible
property owners to other programs offered by
Liberty Utilities and nonprofit organizations.
Responsible Party: Planning and Building
Divisions
The City updated its Housing website in 2022 to
include information on energy assistance programs
offered by Liberty Utilities, including CARE
(discounted utility rates for income-qualifying
households), Medical Baseline Allowance, and
REACH (annual energy bill payment assistance). The
City continues to refer eligible residents to these
This program is ongoing
and will be continued.
Modify and
Continue
1916
SOUTH LAKE TAHOE GENERAL PLAN
4-240 AUGUST 2026
TABLE 4-63
EVALUATION OF 2022-2027 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Accomplishments Evaluation Continue/ Modify/ Delete
Funding: Staff time, general fund
Timeframe: Ongoing.
programs and maintain program information at City
Hall and on its website.
Goal HE-7: Neighborhood Preservation
Program 7-1 MAINTAINING
NEIGHBORHOOD CHARACTER. The City
shall work with project proponents and
community special interest groups to integrate
affordable and workforce housing into existing
neighborhoods while maintaining the character
and environmental quality of the surrounding
area.
Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Meet with TRPA at least twice per
year and ongoing.
The City promoted the Landlord/Tenant Matching
Program (later the Long-Term Rental Incentive
Program) and ADU development as neighborhoodscale housing strategies throughout the planning period. The City supported Sugar Pine Village (248
units, Phase 1A opened October 2024), a 100%
affordable, all-electric modular development serving
households at 30-80% AMI. The City actively
participated in the TRPA Tahoe Living Working Group
throughout the planning period. In December 2024, the
City adopted an Inclusionary Housing Ordinance
requiring new residential development exceeding 2,000
square feet to include on-site affordable units or pay an in-lieu fee.
This program has been
successful and will be
continued.
Continue
1917
4. HOUSING
AUGUST 2026 4-241
4.8 Housing Goals, Policies and Programs
Under California law, the housing element must include the community’s goals, policies, quantified objectives, and housing programs for the maintenance, improvement, and development of housing.
This Housing Element includes seven goal statements. Under each goal statement, the element sets out policies that amplify each goal statement. Implementation programs are listed at the end of the corresponding group of policies and briefly describe the proposed action; the City of South Lake Tahoe (City) departments has primary responsibility for carrying out the program, the funding source, the time frame for accomplishing the program, and for some programs, the quantified housing objectives associated with that program.
The following definitions describe the nature of the statements of goals, policies, implementation programs, and quantified objectives as they are used in the Housing Element Policy Document:
Goal: Ultimate purpose of an effort stated in a way that is general in nature and immeasurable.
Policy: Specific statement guiding action and implying clear commitment.
Implementation Program: An action, procedure, program, or technique that carries out a policy. Specifies primary responsibility for carrying out the action and an estimated time frame for its accomplishment. The time frame indicates the fiscal year in which the activity is scheduled to be completed. These time frames are general guidelines and may be adjusted based on City staffing and budgetary considerations.
Quantified Objective: The number of housing units that the City expects to be constructed, conserved, or rehabilitated, or the number of households the City expects will be assisted through Housing Element programs based on general market conditions during the time frame of the Housing Element.
Housing element law recognizes that in developing housing policy and programs, identified housing needs may exceed available resources and the community’s ability to satisfy these needs. The quantified objectives of the housing element, therefore, need not be identical to the identified housing need, but should establish the maximum number of housing units that can be constructed, rehabilitated, and conserved, or households assisted over an eight-year time frame.
The following list shows the definition of housing income limits as they are applied to housing units in South Lake Tahoe:
▪ Acutely Low-Income Housing: Affordable to households whose combined income is equal to or less than 15 percent of the median income for El Dorado County. ▪ Extremely Low-Income Housing: Affordable to households whose combined income is between 16 percent and 30 percent of the El Dorado County median income. ▪ Very-Low-Income Housing: Affordable to households whose combined income is between 31 percent and 50 percent of the El Dorado County median income. 1918
SOUTH LAKE TAHOE GENERAL PLAN
4-242 AUGUST 2026
▪ Low-Income Housing: Affordable to a household whose combined income is between 51 percent and 80 percent of the El Dorado County median income.
▪ Moderate-Income Housing: Affordable to a household whose combined income is between 81 percent and 120 percent of the El Dorado County median income. ▪ Above-Moderate-Income Housing: Affordable to a household whose combined income is above 120 percent of the El Dorado County median income.
▪ Workforce Housing: For South Lake Tahoe, workforce housing is intended to meet the needs of working family households earning between 60 and 180 percent of the El Dorado County medianhousehold income.
4.8.1 New Construction
New construction in South Lake Tahoe is limited by the Tahoe Regional Planning Agency’s (TRPA’s) residential allocation system, which regulates the number of new housing units that can be within the Tahoe Basin. However, single-family and multifamily housing that is deed-restricted for affordable, moderate-, or achievable-income households may obtain “bonus units” to substitute for their needed development rights and are exempt from the need for an allocation. In the 2025 and 2026 distribution cycle, the City received 66 residential allocations (33 allocations per year) for distribution within the city limits. Consistent with the City’s adopted Residential Allocation Procedures, one-third of the allocations are reserved for multifamily development, whereas 2/3 are reserved for single-family development. The City strives to find environmentally appropriate solutions to its housing problems.
Goal HE-1
Increase housing opportunities for South Lake Tahoe residents of all economic levels.
POLICIES
Policy 1-1 The City shall adopt programs, ordinances, incentives, land use plans, and other regulatory mechanisms that provide opportunities for the private sector to address the housing needs of residents of all economic levels.
Policy 1-2 The City shall work with TRPA to expeditiously process residential development proposals that conform to the City’s Housing Element policies.
Policy 1-3 The City shall work with the California Department of Housing and Community Development, the California Legislature, and through other appropriate legal means to remove unreasonable barriers to the implementation of the goals, policies, and programs of the City’s Housing Element and to maintain consistency with state law.
Policy 1-4 The City shall encourage the consolidation of parcels to facilitate more effective multifamily residential development.
1919
4. HOUSING
AUGUST 2026 4-243
Policy 1-5 The City shall encourage development that reuses infrastructure associated with existing underutilized sites to help developers benefit from legally nonconforming excess land coverage, existing sewer units, air quality mitigation fee reductions, and other benefits associated with the redevelopment of existing lots.
Policy 1-6 The City shall encourage the production of housing as part of mixed-use projects in commercial nodes, in Town Centers, in Regional Centers, and in any other high-density residential or mixed-use areas.
Policy 1-7 The City shall direct high-density residential development to sites within walking distance of public transit and services. The City shall consider minimum-density requirements in these areas.
Policy 1-8 The City shall support the establishment of Pedestrian and Transit-Oriented Development districts in which developers of mixed-use and high-density residential developments shall receive incentives (i.e., increased density, height, commercial floor area, residential allocations, and the ability to subdivide into condominiums).
Policy 1-9 The City shall actively seek opportunities to obtain federal, state, and local funding for affordable housing and community development and implementation of General Plan policies and programs to support housing affordability, community development and safety.
PROGRAMS
PROGRAM 1-1 MIXED-USE DEVELOPMENT
The City shall continue to create and implement incentives (e.g., alternative parking requirements, streamlined permitting) to encourage production of housing on commercial properties or in areas where residential use is appropriate to the setting and where mixeduse projects could address job and housing needs. Incentives will continue to be considered for the Tourist Core Area Plan, Tahoe Valley Area Plan, and Mid-Town Area Plan, as well as for affordable and moderate-income residential development throughout the City.
Consistent with the Tahoe Valley Area Plan’s Goal H-1 (promoting the construction of a variety of high-quality housing types for all income levels), the City will continue to offer the plan’s land coverage, density, height, and banked-coverage incentives (Policy H-1.2) for qualifying residential and mixed-use projects, and will continue to direct higher-density residential development to areas within walking distance of the Tahoe Valley Town Center and transit (Policy H-1.5).
Consistent with the Mid-Town Area Plan’s Housing Goal 1 (promoting high-quality housing options for residents of all income levels) and Housing Goal 2 (encouraging mixed-use developments with vertical or horizontal residential components), the City will continue to offer development rights, coverage, and Town Center incentives for qualifying mixed-use and residential projects within the Mid-Town Area Plan. 1920
SOUTH LAKE TAHOE GENERAL PLAN
4-244 AUGUST 2026
The City provides information regarding the incentives at City Development Services offices and on the City’s website.
Responsible Party: Planning Division
Funding: Staff time, general fund
Time Frame: Provide incentives as qualifying projects are processed through the Planning Department. Promote incentives
on the City’s website and make updates by 2028 and
review opportunities to create and implement
additional incentives annually after that starting in
2029.
Quantified Objective
(units):
Encourage the construction of 50 units in Town
Centers to facilitate housing mobility opportunities.
PROGRAM 1-2 DEVELOPMENT OF SUBSTANDARD/UNDERUTILIZED SITES The City will provide information on substandard or underutilized parcels as part of the City’s online geographic information system (GIS) database and update the database annually.
Responsible Party: Planning Division
Funding Staff time, general fund
Time Frame: By June 2027 and annually each June thereafter the City will update the GIS database to incorporate
information on substandard or underutilized parcels.
Quantified Objective
(units):
Support rehabilitation efforts for at least four
substandard or underutilized parcels to encourage
place-based revitalization, particularly in low resource areas.
PROGRAM 1-3 PARKING BEST PRACTICES
The City shall continue to research best practices for parking standards and continue to allow more flexible parking standards and shared parking for mixed-use and other housing projects. The City’s Objective Residential Development and Design Standards allow parking requirement reductions for studio and one-bedroom units and multifamily projects that commit to parking management measures. The City will continue to strive to balance requests for parking requirement reductions to encourage housing development with environmental and safety impacts associated with a lack of sufficient parking. Additional updates to parking standards could include one or more of the following practices:
▪ Encouraging housing developers to unbundle parking and rent parking spaces separately from the units.
1921
4. HOUSING
AUGUST 2026 4-245
▪ Allowing housing developers to pay an in-lieu fee to support public transportation access to the project site in place of some of the parking requirements.
Responsible Party: Planning Division
Funding Staff time, general fund
Time Frame: Ongoing, as projects are processed through the Planning Division
PROGRAM 1-4 USING LOCAL INCENTIVES
The City shall work with multifamily housing proponents to direct them to Community Plan or Area Plan areas where incentives are already in place to allow for the additional coverage that could enable achievement of the densities necessary to make a project “pencil out.” Increased densities would allow for a larger stock of housing to prevent displacement risk for residents. The City will also seek opportunities to incentivize the construction of new housing to serve large renter households.
The City will continue to maintain the central hub on the City website that describes all of the City-offered incentives for multifamily and affordable housing for acutely low-, extremely low-, very low-, and low-income households, including bonus units, land coverage within Community Plans, and/or density bonuses in addition to incentives and options offered by TRPA. The City’s ADU guidebook will remain posted and updated as State law is amended. The City will reach out to developers annually to market these incentives.
In addition, the City will continue to work with TRPA and other Tahoe Basin agencies as part of Program 2-8 toward amending Basin-wide regulations to allow the City to offer density bonuses and other allowances consistent with the state density bonus law (Government Code Section 65915, et seq.). This will be added to the City’s workplan to coordinate with TRPA. The City shall use its representation as a voting member on the TRPA Governing Board and the TRPA Advisory Planning Commission and its participation in specific working group efforts such as the Tahoe Living: Housing & Community Revitalization Working Group to advance these changes to TRPA regulations.
Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund
Time Frame: Update and maintain website hub annually each June.
Conduct outreach to local developers at least annually
and continue coordination with TRPA.
Quantified Objective
(units):
Incentivize the development of 20 lower-income units
(including five units with five or more bedrooms) to
reduce displacement risk; targeting development in the
area east of Ski Run Boulevard.
1922
SOUTH LAKE TAHOE GENERAL PLAN
4-246 AUGUST 2026
PROGRAM 1-5 CLARIFY HOW RESIDENTIAL-CARE FACILITIES ARE ALLOWED
UNDER STATE LAW
The City will work with TRPA to amend the City and TRPA zoning regulations to specify that residential care facilities (group homes) of all sizes are allowed by right in all residential districts when TRPA and the City develop the Residential Area Plan.
Responsible Party: Planning Division
Funding: Staff time, general fund
Time Frame: The City will make amendments to City and TRPA regulations by December 2028. If this action is not
completed in the assigned timeline, the City will
continue to pursue this action annually in each
subsequent year. See Program 2-8 for timing objectives
regarding regulation amendments.
PROGRAM 1-6 SMALL LOT CONSOLIDATION
To ensure that there is a sufficient supply of multifamily zoned land to meet the City’s Regional Housing Needs Allocation (RHNA), the City will continue to encourage and facilitate lot consolidations to combine small residential lots (lots 0.5 acre or smaller) into larger developable lots. The City will continue the following actions to accomplish this:
▪ Facilitate and approve lot consolidation when contiguous smaller, underutilized parcels are to be redeveloped, including continuing to allow administrative processing of lot consolidation.
▪ Provide technical assistance to property owners of adjacent parcels to facilitate coordinated redevelopment where appropriate, including continuing to discuss consolidation opportunities with property owners of adjacent parcels identified in Appendix A.
▪ Proactively reach out to local developers as part of Program 1-4, meeting with local developers to discuss development opportunities and advertise incentives for lot consolidation to accommodate affordable housing units and making applicants aware of these opportunities at the planning counter.
▪ Provide information on the City's website about development opportunities and incentives for lot consolidation to accommodate housing units. ▪ Continue to assist property owners in identifying and applying for financial resources for projects that incorporate affordable units.
Responsible Party: Planning Division, Housing Division and Public Works Department
Funding: Staff time, general fund
1923
4. HOUSING
AUGUST 2026 4-247
Time Frame: Identify and document available incentives by mid-2027; offer incentives on an ongoing basis as projects are
processed through the Planning Division. Meet with
local developers annually as part of Program 1-4.
Quantified Objective (units): Encourage lot consolidation to support the development of 50 housing units to facilitate housing mobility,
prioritizing lots near Town Centers.
4.8.2 Affordable Housing
There is a general disparity between wages and the cost of housing in South Lake Tahoe. Many of the City’s year-round residents who live and work in the City find it difficult to afford housing. While the City’s yearround population is growing slowly, the City continues to be a popular resort destination and tourist-based employment continues to expand. Low-wage service industry jobs create a need for affordable27 lowincome housing. Middle-income residents also experience difficulty affording safe and decent housing.
The shortage of affordable housing is a continued issue facing many communities in California and throughout the nation, especially resort communities with high-end real estate and low-paying jobs. There is no single best strategy for providing affordable housing in resort locations. Cities can address the problem with a mix of incentives and restrictions. Unlike other communities, South Lake Tahoe’s ability to provide incentives for housing, such as additional height and land coverage, and reduction of TRPA mitigation fees, is limited by TRPA regulations as described in Section 4.6, Potential Housing Constraints of this Housing Element. The City and TRPA have addressed some of these issues through changes to TRPA regulations for certain housing types like accessory dwelling units (ADUs) and increases in ways development commodities can be received, in particular for affordable projects. One example of the City’s partnership with TRPA and the State of California is demonstrated through the development of Sugar Pine Village, a 248-unit affordable housing project, which shows that affordable housing was completed despite the additional TRPA requirements. The City will continue to address the affordable housing shortage through the creative use of funds, development of new partnerships with both the public and private sectors, and by working with TRPA on recommendations for changes to TRPA housing regulations and policies. 27 Under state and federal statutes, “affordable housing” is defined as housing that costs no more than 30 percent of gross household income. The California Department of Housing and Community Development’s (HCD) definition of affordable housing applies to housing for moderate-income households and below. TRPA’s definition of “affordable housing” includes the state and federal definition but refers exclusively to deed-restricted housing for lower-income households (income not in excess of 80 percent of the County’s median income) and very low-income households (income not in excess of 50 percent of the county’s median income). In general, this section uses HCD’s definition of “affordable housing;” however, when discussing TRPA-related programs, “affordable housing” is based on TRPA’s definition. 1924
SOUTH LAKE TAHOE GENERAL PLAN
4-248 AUGUST 2026
Goal HE-2
Encourage construction and maintenance of workforce housing in South Lake Tahoe.
POLICIES
Policy 2-1 The City shall ensure a stable community by helping tenants become homeowners and by preserving the ability for residents to afford housing in the community where they grew up.
Policy 2-2 The City shall enable opportunities for deed-restricted affordable and moderate housing ownership to ensure long-term affordability.
Policy 2-3 The City shall encourage a range of housing options so that people who work in South Lake Tahoe can choose to live in the city.
Policy 2-4 The City shall inform and educate the public regarding the myths and realities of multifamily housing and affordable housing.
Policy 2-5 The City recognizes that it will become difficult to attract employees if they cannot afford to purchase or rent housing in South Lake Tahoe. The City shall encourage and support programs and activities that create a robust local economy that provides residents with good paying employment and the means to purchase or rent housing in the city.
Policy 2-6 The City shall encourage employers with a large seasonal workforce located in or near South Lake Tahoe to develop or acquire employee housing for their workers.
Policy 2-7 The City shall support the efforts of the Lake Tahoe Community College in planning for and developing affordable student, faculty, and employee housing on campus.
Policy 2-8 The City shall strive to provide housing opportunities that are affordable for workers earning between 60 and 180 percent of the area median income. The City recognizes that police and fire personnel, schoolteachers, nurses, and other public service employees are an essential component of the local workforce.
Policy 2-9 The City shall ensure that deed restrictions placed on affordable housing are monitored and enforced.
PROGRAMS
PROGRAM 2-1 PURSUE STATE AND FEDERAL FUNDS
To support the creation of quality, housing options for acutely low-, extremely low-, verylow-, low-, and moderate-income households, the City shall continue to seek and pursue grant opportunities for state and federal funds, when appropriate and feasible. The City will prioritize use of these funds to encourage construction of lower- and moderate-income housing in Town Centers and multifamily zoned areas near services and amenities and 1925
4. HOUSING
AUGUST 2026 4-249
integrate lower- and moderate-income housing into neighborhoods determined to be Racially or Concentrated Areas of Affluence (RCAA).
Responsible Party: Housing Division
Funding: Section 202 funds, state and federal tax credits, Community Development Block Grant funds, CalHome
funds, HOME funds, Permanent Local Housing
Allocation, Affordable Housing Sustainable
Communities, Infill Infrastructure Grant
Time Frame: By September 2027 and every year thereafter Quantified Objective
(units):
Support the development of 30 lower- and moderateincome units through pursuit of State and federal funds.
Provide support services (e.g., application assistance
through the Housing Hotline, Rental Assistance Program, or other programs) to at least 200 low- and moderateincome households annually.
PROGRAM 2-2 PARTNERSHIPS FOR HOUSING UP TO 180% AMI
The City shall continue to work with larger employers in South Lake Tahoe (e.g., Barton Hospital, Lake Tahoe Community College, Lake Tahoe Unified School District, and resorts), St. Joseph Community Land Trust, and other organizations to develop new housing opportunities for employees through public-private partnerships between the employers, developers, and local government, prioritizing sites close to employment centers. The City will also continue to implement its Rental Assistance Program (Program 2-12) to provide a security deposit loan or application fee, to remove barriers to access for lower-income households (80 percent AMI and below) and thus promote housing mobility.
Additional partnerships with large employers will be considered, including the following:
▪ Partnering with property management companies to provide employers notification and first right of refusal as units become available
▪ Making homebuyer programs available to employees
▪ Continue providing financial assistance or other support to employees that initially need to rent upon relocation to the city
Responsible Party: Housing Division
Funding: Staff time, general fund, housing funding sources identified through Program 2-1
Time Frame: Ongoing; annually reach out to employers, developers, and local government regarding available programs.
1926
SOUTH LAKE TAHOE GENERAL PLAN
4-250 AUGUST 2026
Quantified Objective
(units):
Facilitate the development of 40 employee housing
units to facilitate housing mobility and reduce
displacement due to overcrowding and overpayment.
PROGRAM 2-3 INTER-JURISDICTIONAL COOPERATION FOR HOUSING The City shall continue to meet with surrounding jurisdictions in the Tahoe Basin, TRPA, and other organizations to discuss housing issues and develop cooperative strategies that address identified housing needs. This shall include meeting regularly with regional groups and other specific efforts. The outcomes of these future meetings should build regional capacity to identify state and regional grant opportunities and inform the City’s future Housing Element policies and programs.
Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund
Time Frame: Attend meetings quarterly and report back to the City Council on potential actions. In addition, the City will apply for at least one grant per year, consistent with
Program 2-1.
PROGRAM 2-4 ANALYSIS OF STATE LANDS
The City shall continue discussing the potential for developing quality housing on nonenvironmentally sensitive lands owned by the California Tahoe Conservancy (Conservancy) and other State and federal agencies as opportunities arise. The City shall continue meeting with the Conservancy on a quarterly basis to discuss partnerships for land transfers or development rights to develop quality housing. The City shall ensure that important natural resources are protected and only pursue surplus lands that these agencies have determined do not have a clear and compatible conservation or recreation purpose consistent with agency goals. The City shall also coordinate housing efforts with local, regional, and statewide fire safety and transit efforts to ensure housing is safe and accessible.
Responsible Party: Planning Division and Housing Division Funding: Staff time, General fund
Time Frame: Assess opportunities for coordination with other state and federal agencies at least annually and meet with
Conservancy quarterly to encourage property
ownership exchanges.
Quantified Objective
(units):
150 housing units (including affordable, moderate, and
TRPA-defined achievable) to reduce displacement risk
for lower- and moderate-income households
1927
4. HOUSING
AUGUST 2026 4-251
PROGRAM 2-5 STUDENT AND FACULTY HOUSING
In support of the Lake Tahoe Community College opportunities study funded through Measure F regarding development of student and faculty housing starting in 2016, the City shall continue to provide assistance to the Lake Tahoe Community College and the Lake Tahoe Unified School District to examine the need for, and feasibility of, developing student and faculty housing and staff housing. The City shall help identify opportunities to overcome the barriers to permanent student, faculty, and staff housing. The City will continue to work with the community college and school district to monitor housing conditions on properties used to house students.
Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund
Time Frame: Work together on an ongoing basis, hold meetings at least annually
PROGRAM 2-6 ASSIST HOUSING DEVELOPERS
The City shall provide technical and financial support (when feasible) to local, regional, and statewide housing developers that facilitate the creation of affordable housing, prioritizing projects that locate affordable housing in Town Centers near services and amenities and prioritizing projects that integrate affordable housing into affluent neighborhoods. Such support can include the donation of City-owned sites, the use of existing City housing programs for project clients when appropriate, the prompt processing of needed applications, and the preparation of funding applications.
Responsible Party: Housing Division
Funding: Staff time, surplus property, housing funding sources identified through Program 2-1
Time Frame: Ongoing, as projects are processed through the Planning Division. Contact developers annually to inform them of City assistance options.
Quantified Objective
(units):
Support the development of 50 lower- and moderateincome units to prevent displacement.
PROGRAM 2-7 HOMEBUYER ASSISTANCE PROGRAM ADMINISTRATION
PARTNERING
The City shall continue discussions with other agencies and organizations that may be able to take on the administration of a first-time homebuyer and/or moderate-income homebuyer program for residents of the city. As part of this program, the City will conduct 1928
SOUTH LAKE TAHOE GENERAL PLAN
4-252 AUGUST 2026
outreach to lower-income communities to promote available homebuyer programs and lower-income household homeownership opportunities in high resource areas.
Responsible Party: Housing Division
Funding: Permanent Local Housing Allocation funds, staff time, general fund, housing funding sources identified through Program 2-1
Time Frame: Continue to solicit a contractor to implement a Cityadministered program when funds become available.
Quantified Objective
(households):
Assist 10 eligible households in locating potential
homeownership opportunities to reduce displacement
risk and facilitate mobility throughout the community.
PROGRAM 2-8 MITIGATION OF TRPA REGULATIONS
The City shall continue to advocate for changes to TRPA regulations to reduce restrictions on housing development that are not luxury housing or geared towards vacation home rental (VHR) use. The City shall use its representation as a voting member on the TRPA Governing Board and the TRPA Advisory Planning Commission and its participation in specific working group efforts such as the Tahoe Living: Housing and Community Revitalization Working Group to advance TRPA Code Amendments and Area Plans that will reduce the following barriers to housing development. There are three categories for actions that will take place as part of this program, divided by the approval requirements and associated timing: (1) Amendments to the TRPA Code of Ordinances, (2) New Area Plan for areas currently regulated by Plan Area Statements, (3) Grading Season Flexibility, and (4) Senate Bill 330 and Senate Bill 35 Coordination. Timing is included in each of the following categories.
1) Amendments to the TRPA Code of Ordinances
Amendments to the TRPA Code of Ordinances are adopted by ordinance upon the TRPA Governing Board finding that the amendments will not have a significant effect on the environment, will not adversely affect implementation of the Regional Plan, and will not cause the environmental threshold carrying capacities to be exceeded. Code Amendments are considered for recommendation by the TRPA Advisory Planning Commission and Regional Plan Committee at public hearings and final adoption by the Governing Board at a public hearing. The City will initiate a proposal for the following Code of Ordinance amendments pursuant to TRPA Rules of Procedure Section 4.8 by December 2027.
Adoption of all amendments by TRPA is expected within two years of the City initiating the proposal by December 2029. The following actions will occur within two years of initiating the proposal:
▪ Allow the City to offer density bonuses and other allowances consistent with the state density bonus law (Government Code Section 65915, et seq.). This will be added to 1929
4. HOUSING
AUGUST 2026 4-253
the City’s workplan to coordinate with TRPA. See more information about this item in Program 1-4.
▪ Provide individuals, family members, caregivers, and/or anyone acting on behalf of the person with disabilities reasonable accommodation in rules, policies, practices, and procedures that may be necessary to ensure equal access to housing as feasible in accordance with state law. This will be added to the City’s workplan to coordinate with TRPA. See more information about this item in Program 4-1. ▪ Enable mixed-use projects with an affordable multifamily housing component to be developed at maximum allowable density as if a standalone project rather than reducing the number of units that can be developed according to the ratio of the project area devoted to housing in all areas where mixed-use projects are permitted. 2) New Area Plan for areas currently regulated by Plan Area Statements Area plans are a component of the TRPA Regional Plan. Area plans are created by local governments and may be approved by TRPA if they contain policies and development ordinances that are consistent with and further the goals and policies of the Regional Plan.
The TRPA Code of Ordinances specifies required area plan content sufficient to demonstrate that the area plan, together with TRPA ordinances that remain in effect, are consistent with and conform to TRPA’s Goals and Policies and all other elements of the Regional Plan. Area plans allow for the adoption of standards that supersede standards of the Regional Plan in comprehensive coverage management, parking strategies, area-wide water quality treatment, development right transfer ratios, site design, building design, landscaping, lighting, and signage. Area plans may also include residential density and building heights in Town Centers up to maximums specified in TRPA Code. Area plans must be developed consistent with procedures established by TRPA and are considered for recommendation by the TRPA Advisory Planning Commission and Regional Plan Committee at public hearings with final adoption by the Governing Board at a public hearing. Area plans must be approved by the City prior to TRPA consideration. Adoption by both the City and TRPA is required for the Area Plan to be effective.
The City will initiate the development of a new area plan that encompasses the residential areas currently regulated by Plan Area Statements by December 2028 with a target for City adoption by December 2029. Adoption by TRPA is anticipated at least a year after City adoption, pending City Council approval to proceed with the work and allocate funding.
The new Residential Area Plan will increase allowed maximum residential density in zones that currently allow eight dwelling units per acre to allow 15 dwelling units per acre. 3) Grading Season Flexibility
Grading activities in the Tahoe Basin are limited to a defined season under TRPA’s grading and best management practice standards, in coordination with the Lahontan Regional Water Quality Control Board’s water-quality permitting requirements. The City’s grading season currently runs from May 1 through October 15 each year and TRPA may grant 1930
SOUTH LAKE TAHOE GENERAL PLAN
4-254 AUGUST 2026
limited exceptions on a case-by-case basis. The City will explore options with TRPA and Lahontan for greater flexibility in the grading season for affordable and deed-restricted housing projects, which could include extended-season exceptions, expedited exception processing, or alternative best practice standards that would permit safe grading outside the standard window. The City will initiate discussion of grading season flexibility with TRPA by December 2027.
4) Senate Bill 330 and Senate Bill 35 Coordination
Senate Bill (SB) 330 (the Housing Crisis Act of 2019) and SB 35 (Government Code Section 65913.4), as amended by SB 423, establish a streamlined, ministerial approval process for eligible housing developments statewide. The City shall develop a preliminary application form and associated procedures, using forms prepared by the California Department of Housing and Community Development (HCD) or City-developed forms that comply with state law, and shall establish written procedures for processing eligible SB 330 preliminary applications and SB 35 streamlined ministerial development applications. These procedures will be made available on the City's website and at the public counter and will be periodically reviewed and updated to remain consistent with changes in state law. The City will establish these procedures by December 2027.
Because South Lake Tahoe lies within the jurisdiction of TRPA, housing developments in the city are also subject to a separate TRPA permit and environmental review process TRPA review operates independently of the City's local approval process and is not itself subject to SB 330 or SB 35 timelines, which can offset the benefit of state streamlining if the two processes are not coordinated. The City will use its representation on the TRPA Governing Board and Advisory Planning Commission, and its participation in the Tahoe Living: Housing and Community Revitalization Working Group, to advocate for TRPA procedures, such as concurrent review, dedicated processing tracks, or reduced discretionary review, for projects that qualify for streamlining under SB 330 and SB 35.
The City will also coordinate directly with TRPA staff on an ongoing basis to identify opportunities to align TRPA permit review timelines with the City's SB 330 and SB 35 procedures, consistent with the timeframes described for this program.
Responsible Party: Housing Division and Planning Division Funding: Staff time, general fund
Time Frame: Meet with TRPA staff at least annually to work on the items in this program with the goal of achieving them in accordance with the time frames defined in the
program’s actions previously outlined. If these time
frames are not met, the City will continue to pursue
each action every year during the planning period. In
addition, meet with the Housing and Community
Revitalization Working Group quarterly, and meet with
the TRPA Governing Board and the TRPA Advisory
1931
4. HOUSING
AUGUST 2026 4-255
Planning Commission monthly to advance the
components of this program.
PROGRAM 2-9 PUBLIC EDUCATION
The City shall continue to provide information that describes the myths and realities of multifamily and affordable housing development. The City will also continue to publicize programs, such as energy-efficiency programs and state and federal funding programs currently available to South Lake Tahoe residents. Information is available on the City’s website, and when needed, the City makes the presentation/slide show on myths and realities of multifamily and affordable housing development available to housing advocates and to developers involved in local affordable housing projects. The City shall continue to encourage local housing advocates to make presentations to local builders and developers, Chamber of Commerce, civic groups, and the local community. Additionally, the City shall publicize the Affordable Housing Resources page of the City’s website as a source of information on housing programs, in addition to providing information in response to inquiries via phone, email, and at the Permit Center.
Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund
Time Frame: Ongoing
PROGRAM 2-10 INCLUSIONARY HOUSING ORDINANCE PROMOTION AND
MONITORING
The City shall promote and monitor the Inclusionary Housing Ordinance to ensure it is effectively producing affordable units, that in-lieu fees are being collected and directed toward affordable housing development, and that the ordinance is not functioning as a constraint on housing production. The City will:
▪ Make information on the Inclusionary Housing Ordinance publicly available on the City’s website, including a summary of requirements, in-lieu fee amounts, incentives available to developers, and options for satisfying affordability requirements. ▪ Provide information on the ordinance at the Planning Division counter and to developers at the outset of the entitlement process.
▪ Annually track and report the number of affordable units produced through inclusionary requirements, the number of projects that elected to pay in-lieu fees in lieu of constructing affordable units, and the total amount of in-lieu fees collected and expended.
▪ Consistent with Assembly Bill (AB) 2663, publish online every five years the amount of inclusionary housing in-lieu fees collected and the projects those fees were spent on. 1932
SOUTH LAKE TAHOE GENERAL PLAN
4-256 AUGUST 2026
▪ Annually evaluate whether the ordinance requirements, including the in-lieu fee amount, are achieving affordable housing production goals or whether amendments are warranted, including to ensure consistency with State density bonus law. ▪ Report findings to the City Council annually as part of the Housing Element Annual Progress Report. The Mitigation Fee Act (California Government Code Sections 66000–66025) imposes procedural requirements on certain development fees; the Inclusionary Housing Ordinance is exempt from some of those requirements under California Building Industry Association v. City of San Jose (61 Cal. 4th 435 (2015)), but the City elects to provide this annual report for transparency. Under Government Code Section 66006(b), cities must report collected mitigation fees within 180 days of the close of each fiscal year. Under Section 65906.6 (added by AB 2663), effective January 1, 2026, cities must also report the amount of inclusionary housing fees collected in the previous year, whether the fees are intended for a specific project, and which projects the fees were spent on.
Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund, in-lieu fee fund
Time Frame: Ongoing. Publish ordinance information on City website by mid-2027; conduct annual monitoring
review each June and amend if needed within 6 months
of review; publish five-year in-lieu fee report consistent with AB 2663 requirements.
Quantified Objective
(units):
Encourage housing mobility and reduce displacement
risk by facilitating the development of 25 units, as
needed, linked with new demand.
PROGRAM 2-11 INTER-AGENCY HOUSING PROGRAM COORDINATION
The City shall work with housing providers, managers, and non-profits to build capacity to administer and monitor affordable housing programs. These efforts should include the following:
▪ Identify the primary management organization or person that would lead administration of programs and identify funding to support this work. ▪ Consider contracting with additional organizations to provide housing services and information for special-needs groups within the City, such as through the Pay for Success program the City implemented with two nonprofit agencies to address homelessness.
▪ Meet with organizations to identify sites for affordable housing and provide technical assistance, when requested, in identifying funding to subsidize units. ▪ Conduct outreach to local housing developers annually to advertise sites identified for affordable housing.
1933
4. HOUSING
AUGUST 2026 4-257
Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund, grants. Complete
implementation of this program is dependent on
successfully obtaining funds from the state.
Time Frame: Identify primary management organization or person by 2028. Attend meetings quarterly. Conduct outreach
to housing developers annually once sites are
identified.
PROGRAM 2-12 RENTAL ASSISTANCE PROGRAM
The City shall continue to implement the Rental Assistance Program that provides financial assistance for security deposits and application fees, to remove barriers to access for lowerincome (80 percent AMI and below) households and thus promote housing mobility. The City will continue to promote the Rental Assistance Program by making information available on the City’s website and annually providing information to students, employees, and the public. The City will coordinate promotion of the Rental Assistance Program with student housing outreach (see Program 2-5).
Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund, grants. Complete
implementation of this program is dependent on
successfully obtaining funds from the state.
Time Frame: Ongoing. Update program information on City website annually each June. Coordinate outreach with student
housing program annually.
Quantified Objective
(households):
Assist at least 10 lower-income households to encourage housing mobility and reduce displacement risk.
PROGRAM 2-13 MULTILINGUAL HOUSING ACCESS THROUGH EXISTING COMMUNITY
PARTNERS
The City will strengthen language access and digital navigation support by partnering with and referring residents to existing community programs to ensure residents receive multilingual materials, in‑person navigation, and digital support for housing applications and leasing processes. The City will promote the following programs and services. ▪ South Lake Tahoe Family Resource Center (FRC) – bilingual housing navigation, translation, document assistance, digital access, and legal services. ▪ City Housing Hotline – existing call line for housing questions and substandard housing conditions.
▪ Library Digital Literacy Programs – computer access, tech help, and digital skills classes.
1934
SOUTH LAKE TAHOE GENERAL PLAN
4-258 AUGUST 2026
▪ Community outreach networks – schools, churches, and cultural organizations that already serve LEP households, such as Lake Tahoe Collaborative.
The City will also continue to provide translation services at meetings and workshops and will continue to provide city housing materials in Spanish and English and distribute through existing partner networks.
Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund, grants.
Time Frame: Ongoing, as residents contact the City. Annually promote available programs in coordination with FRC,
local nonprofits, outreach networks, and the library and post to the City website and at locations in the city.
Provide translation services ongoing.
Quantified Objective
(persons):
Assist at least 50 residents annually with multilingual housing needs.
PROGRAM 2-14 ACCESSORY DWELLING UNIT DEVELOPMENT AND MONITORING The City will ensure compliance with California State laws related to Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) by streamlining the approval process, providing public education, and promoting ADU development throughout the City. The City shall promote ADUs as an affordable housing option and an economic mobility opportunity through the following actions:
To encourage ADU development, the City shall:
▪ Continue to provide information regarding ADU development standards, permitting requirements, and available funding opportunities through the City’s Accessory Dwelling Unit Guide, the website and other outreach efforts. ▪ Pursue available grant funding and other resources that may assist with ADU development and affordability.
▪ Promote ADUs as a housing option for lower-income households, seniors, middle income households and young adults.
▪ Continue the process for accepting preapproved ADU plans, consistent with state law, to streamline permitting and reduce development costs.
▪ Continue the Illegal Unit program to assist certain unauthorized ADUs to become legalized.
▪ Monitor ADU production annually and compare actual ADU permits and completions to Housing Element projections and RHNA assumptions. If annual monitoring indicates ADU production is below projected levels, evaluate potential barriers and 1935
4. HOUSING
AUGUST 2026 4-259
consider additional outreach, incentives, procedural improvements, or code amendments to support ADU development.
Responsible Party: Development Services Department
Funding: Staff time, general funds, grants.
Time Frame: Ongoing and:
• Review and revise ADU regulations by December
2027 and as State law is amended.
• Pursue at least one ADU-related funding
opportunity during the planning period.
• Continue to provide outreach materials on the
City’s website and the public counter and annual
outreach.
• Continue accepting preapproved ADU plans,
consistent with state law, to streamline permitting
and reduce development costs.
• Monitor ADU production annually and maintain
ADU production, consistent with the assumptions
used in the Housing Element Sites Inventory.
Identify additional incentives by March 2028 if
needed.
Quantified Objective
(units):
Help to facilitate the development of 48 ADUs: 18
lower-income, 15 moderate-income, and 15 above
moderate-income; promote development of lowerincome units throughout the city.
Time Frame: By-right development provisions shall be effective upon adoption of the Housing Element. The City shall
monitor qualifying sites annually and maintain
compliance with Government Code Section 65583.2(c)
throughout the 2029-2037 Housing Element planning
period.
1936
SOUTH LAKE TAHOE GENERAL PLAN
4-260 AUGUST 2026
4.8.3 Rehabilitation/Conservation
While it is important to encourage the development of new affordable housing, reinvestment in the existing supply of housing is equally important. A large percentage of the City’s existing housing stock needs some form of rehabilitation. Based on findings from the 2019 Housing Conditions Survey, almost five percent, or 200 units, of the properties that were surveyed (a total of 4,009) needed rehabilitation. Three-quarters of all properties identified for rehabilitation needed minor repairs. The most common problem found during the survey was cracked driveways or driveways needing major repairs, primarily due to the harsh winter conditions that can accelerate driveway erosion.
Goal HE-3 Preserve and enhance the existing supply of housing.
POLICIES
Policy 3-1 The City shall encourage private reinvestment in residential neighborhoods and private rehabilitation of housing.
Policy 3-2 The City shall continue to ensure that housing in the city is decent, safe, and sanitary for its occupants.
Policy 3-3 The City shall support good property management practices, long-term maintenance, and improvement of existing housing through follow-up to complaints left on the Housing Issues Hotline and building complaints.
Policy 3-4 The City shall take all reasonable steps to ensure that proposed redevelopment, mobile home park closures, or subdivisions do not result in the displacement of persons of low and moderate incomes. In the case of displacement, project applicants shall be required to relocate low- and moderate-income tenants and/or replace the lost low- and moderateincome housing units.
Policy 3-5 The City shall consider the feasibility of converting substandard mobile home parks and motels to higher-density affordable housing and/or mixed-use developments when such conversions could create additional affordable housing opportunities.
Policy 3-6 The City shall continue inspection programs for multifamily projects with more than six units and motels (SROs) providing long-term (30 days or longer) occupancies. The purpose of these programs is to identify substandard units, fulfilling housing needs and to provide for the rehabilitation of units that do not meet minimum building, housing, property maintenance code standards, and city-wide design standards, or are not safe to occupy.
Policy 3-7 The City shall incentivize the reuse of existing housing stock for long-term rentals to increase rental options in the city for residents and the local workforce. The program is currently funded through the General Fund.
1937
4. HOUSING
AUGUST 2026 4-261
Policy 3-8 City shall implement actions identified in Safety Element policies HS-2.1 through HS-2.8 for all housing development in the City to mitigate potential fire hazards and damage to structures in the event of a wildfire.
Policy 3-9 The City shall take all reasonable means to ensure that existing affordable and naturally occurring affordable housing opportunities are protected and preserved, and discourage the demolition of existing affordable housing sites without adequate mitigation. See also Program 3-6.
PROGRAMS
PROGRAM 3-1 REHABILITATION LOAN PROGRAM ADMINISTRATION PARTNERING The City will coordinate with and promote El Dorado County's housing rehabilitation program, currently being established with Community Development Block Grant (CDBG) funding, as a resource for South Lake Tahoe residents once available. The City will continue to pursue its own program funding and will consider establishing a Cityadministered program when sufficient funds become available. Within 6 months of the program being initiated by the County, the City will provide printed informational flyers in City buildings and will post information on the City’s website for all residents to access.
The City will also prioritize marketing of this program in areas of concentrated rehabilitation need, such as the Tahoe Sierra neighborhood, and areas of concentrated poverty, such as the area east of Ski Run Boulevard, by making flyers available in community gathering spots such as libraries or grocery stores at least annually.
Responsible Party: Housing Division
Funding: Staff time
Time Frame: Ongoing. Update program information on City website annually each June. The City will continue to pursue
funding, at least twice in the planning period, for its own rehabilitation program.
Quantified Objective
(households):
Facilitate place-based revitalization and increased
community resiliency opportunities for at least three
eligible households annually through rehabilitation
loans.
PROGRAM 3-2 MULTIPLE-FAMILY DWELLING AND SINGLE-ROOM OCCUPANCY
INSPECTION AND MAINTENANCE PROGRAM
Continue the Multiple-Family Dwelling Inspection and Maintenance Program on multifamily projects of six units or more (or smaller projects if approved by City Council) and single-room occupancy (SRO) units in hotels and motels to identify substandard housing stock and to provide for the rehabilitation of housing that does not meet minimum building, housing, and property maintenance code standards, and site maintenance standards as well as citywide design standards, or is not safe to occupy, and further, to preserve and enhance the quality of life for residents of the city living in multifamily 1938
SOUTH LAKE TAHOE GENERAL PLAN
4-262 AUGUST 2026
dwelling units. The City continues to successfully conduct inspections each year on all housing units that are subject to these program requirements. Units inspected under this program are distributed geographically in all areas of the city.
Responsible Party: Housing Division and Building Division Funding: Staff time, general fund
Time Frame: Ongoing
Quantified Objective (units): Promote place-based revitalization and reduce displacement due to substandard conditions by
inspecting 1,000 multifamily and 200 single-room
occupancy properties annually to facilitate quality
housing options.
PROGRAM 3-3 MOBILE HOME PARKS ORDINANCES
The City shall modify the mobile home parks ordinances to ensure the following:
▪ Address conversion of mobile home parks to other uses (quantifying what constitutes a change of use, the definition of “cessation,” such as all or part of a park, immediately or gradually when relocation payment is required, etc.). ▪ Require mitigation of housing loss associated with mobile home park conversions and/or demolitions.
Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund
Time Frame: September 2028
PROGRAM 3-4 PRESERVATION AND ACQUISITION OF ASSISTED OR SUBSTANDARD
PROPERTIES
The City shall continue to provide technical and financial assistance to nonprofit housing organizations that might be interested in, and have the capacity to, step in to acquire and rehabilitate any of the assisted or substandard properties to maintain, or create long-term, affordable rental housing. The City may consider adopting a local preference policy that prioritizes residents for housing rehabilitation services.
The City monitors the list of all dwellings in the city that are subsidized by government funding or deed-restricted housing developed through local regulations or incentives. The list will include, at least, the number of units, the type of government program, and the date on which the units are at risk to convert to market rate. The City did not identify any units at risk of converting to market rate within 10 years of the beginning of the seventh-cycle Housing Element planning period. The City has over 700 subsidized units, not at risk of 1939
4. HOUSING
AUGUST 2026 4-263
converting to market rate but the City will continue to monitor these units through the following actions:
▪ Monitor the status of affordable projects, rental projects, and mobile homes in South Lake Tahoe. Should the property owners indicate the desire to convert properties, consider providing technical and financial assistance, when possible, to ensure longterm affordability. ▪ If conversion of units is likely, work with local service providers to subsidize the atrisk units to ensure continued affordability. Funding sources may include state or local sources.
▪ Pursuant to California law (Government Code Sections 65853.10, 65863.11, and 65863.13), owners of deed-restricted affordable projects are required to provide notice of restrictions that are expiring to all prospective tenants, existing tenants, and the City at 3 years, 12 months, and 6 months before the scheduled expiration of rental restrictions. In addition, the City or owner will provide notice to U.S. Department of Housing and Urban Development (HUD), the California Department of Housing and Community Development (HCD), the El Dorado County Housing Authority, and the local legal aid organization. Owners shall also refer tenants of at-risk units to educational resources regarding the following:
▪ Tenant rights
▪ Conversion procedures
▪ Information regarding Section 8 rent subsidies
▪ Any other affordable housing opportunities in the city In addition, notice shall be required prior to conversion of any units to market rate for any additional deed-restricted lower-income units that were constructed with the aid of government funding, that were part of a project granted a density bonus, or that were part of a project that received other incentives.
If a development is offered for sale, HCD must certify persons or entities that are eligible to purchase the development and to receive notice of the pending sale. Placement on the eligibility list will be based on experience with affordable housing.
When necessary, the City shall continue to work with property owners of deed-restricted affordable units who need to sell within 45 years of initial sale. When the seller is unable to sell to an eligible buyer within a specified time period, equity-sharing provisions are established (pursuant to the affordable housing agreement for the property), whereby the difference between the affordable and market values is paid to the City to eliminate any incentive to sell the converted unit at market rate. Funds generated would be used to develop additional affordable housing in the city. The City shall continue tracking all residential projects that include affordable housing to ensure that the affordability is maintained for at least 45 years for owner-occupied units and 55 years for rental units, and 1940
SOUTH LAKE TAHOE GENERAL PLAN
4-264 AUGUST 2026
that any sale or change of ownership of these affordable units prior to satisfying the 45- or 55-year restriction shall be “rolled over” for another 45 or 55 years to protect “at-risk” units.
Responsible Party: Housing Division
Funding: California Housing Finance Agency (CalHFA) Help Program; Multifamily Housing Program; HOME,
CalHFA (preservation acquisition financing); mortgage
insurance for purchase/refinance (HUD)
Time Frame: Ongoing communication with owners, service providers, and eligible potential purchasers; work with owners of
deed-restricted units on an ongoing basis—particularly
at the time of change of ownership. Track through the
Annual Report to HCD.
Quantified Objective
(units):
Preserve 757 units to reduce displacement.
PROGRAM 3-5 HOUSING CODE COMPLIANCE
The City will continue to enforce violations and substandard housing issues through the Housing Hotline and through the Development Services complaint portal. This enforcement also enacts compliance with building and property maintenance codes, which will include property maintenance, housing conditions, overall blight, and health and safety concerns. If proactive enforcement is determined to be needed, priority will be given in lower-income areas and areas of concentrated poverty such as the area east of Ski Run Boulevard and the Tahoe Sierra neighborhood. To reduce displacement risk resulting from substandard housing conditions, the City will provide information on rehabilitation assistance programs to eligible households found in violation of City codes. See also Programs 3-1 (Rehabilitation Loan Program) and 3-2 (Multiple-Family Dwelling and SRO Inspection Program) for related programs.
Responsible Party: Housing Division and Building Division Funding: Staff time, general fund, permit fees
Time Frame: Conduct enforcement on a complaint basis and evaluate the need for proactive enforcement by December 2027;
implement proactive code enforcement within eight
months if need is identified.
Quantified Objective
(households):
Reduce displacement risk for lower-income households
and facilitate place-based revitalization by connecting at least 35 eligible households with assistance annually.
1941
4. HOUSING
AUGUST 2026 4-265
PROGRAM 3-6 REPLACEMENT OF LOST UNITS FROM RESIDENTIAL DEMOLITIONS In accordance with California Government Code Section 65583.2(g), the City will require replacement housing units subject to the requirements of California Government Code Section 65915(c)(3) on sites identified in the sites inventory when any new development (residential, mixed-use, or nonresidential) occurs on a site that has been occupied by or restricted for the use of lower-income households at any time during the previous five years.
This requirement applies to non-vacant sites and vacant sites with previous residential uses that have been vacated or demolished
Responsible Party: Planning Division
Funding: General fund
Time Frame: Ongoing, the replacement requirement will be implemented immediately and applied as applications
on identified sites are received and processed.
PROGRAM 3-7 MONITORING IMPACTS OF VACATION HOME RENTALS ON LONGTERM RENTAL SUPPLY The City shall continue to monitor the effects of the vacation home rental ordinance on the availability and cost of long-term rental housing annually during the Housing Element planning period. The City shall evaluate: (1) the average square footage and bedroom count of permitted VHRs, to help determine how many could realistically convert to long-term rental options affordable to local residents, (2) effects on housing availability for the local workforce, and (3) whether any amendments to the ordinance are warranted to better protect the supply of long-term housing. The City will report findings to the City Council annually with the Housing Element Annual Progress Report.
Responsible Party: Housing and Planning Division
Funding: General fund
Time Frame: Annually monitor impacts of the vacation home rental ordinance during the planning period. Report findings to City Council by April 1 each year, consider
modifications and if needed bring proposed changes for
City Council consideration within 6 months.
PROGRAM 3-8 MULTIFAMILY ACQUISITION AND REHABILITATION PROGRAM The City will partner with organizations, employers, and non-profits to establish a multifamily acquisition and rehabilitation program to increase quality of housing for lowincome residents and ensure long-term affordability. The City will encourage acquisition of multifamily housing in areas of concentrated affluence and outside areas with concentrations of existing affordable housing to promote housing mobility and 1942
SOUTH LAKE TAHOE GENERAL PLAN
4-266 AUGUST 2026
affordability in high-income neighborhoods. The City will also target acquisitions to increase housing options for lower-income households and reduce overcrowding in existing housing units.
Responsible Party: Housing Division
Funding: General fund, staff time, housing funding sources identified through Program 2-1. Complete
implementation of this program is dependent on
successfully obtaining funds from the state.
Time Frame: Apply for funding by December 2028. If awarded, establish a program by September 2029. Ongoing
communication with organizations, employers, and
service providers that could administer program, with
contact at least once per year. If the program is not
established by September 2029, the City will continue
to pursue program establishment every year during the
planning period.
Quantified Objective
(units):
Reduce displacement risk for lower- and moderateincome households by facilitating rehabilitation of 20 multifamily units.
PROGRAM 3-9 LANDLORD/TENANT MATCHING PROGRAM
Continue the Long-Term Rental Incentive Program (LTR) to promote the availability of low- and moderate-income rental housing for existing employees in the city in vacant or second homes. The City has been conducting a multifaceted marketing campaign through press releases, internet-based outreach, media outreach/interviews, direct mailing to property owners, and advertisements published in the local paper of general circulation.
The City will conduct specific outreach and marketing to owners of existing large housing units to participate in the rental incentive program to expand housing opportunities for larger renter households. The City will seek acquisition of housing in areas of concentrated affluence and outside of areas with concentrations of existing affordable housing to promote housing mobility and affordability in high-income neighborhoods.
Responsible Party: Housing Division
Funding: Staff time, general fund
Time Frame: Ongoing. Annually reach out to landlords to promote the available program.
Quantified Objective
(units):
Assist at least 10 low- and moderate-income
households each year.
1943
4. HOUSING
AUGUST 2026 4-267
PROGRAM 3-10 MOBILE HOME PARK PRESERVATION
The City shall promote the longevity and quality of life at existing and new mobile home parks as follows:
▪ Codify regulations for mobile home park conversions.
▪ Evaluate TRPA’s restrictions on the reuse of any residential units of use that originate from a mobile home park, and consider their reuse for workforce housing. ▪ Review City regulations for new and enlarged mobile home parks to consider adding design, fencing, and amenity requirements and require an affordability assessment. ▪ Conduct an inventory of mobile home parks to identify those that are most desirable or feasible for long-term preservation.
▪ Work with HCD Mobile home and Special Occupancy Parks Program to gather and maintain data on resident complaints, inspections and code violations. ▪ Target mobile home parks for park-wide infrastructure improvements or select coach rehabilitation or replacement.
Responsible Party: Housing Division
Funding: Staff time, general fund
Time Frame: Ongoing; conduct inventory by December 2029.
Codify regulations by June 2030
4.8.4 Special-Needs Housing
Within the general population, there are several groups of people who have special housing needs. These special needs can make it difficult for members of these groups to locate suitable housing. In South Lake Tahoe, special-needs groups include single female-headed households, seasonal workers, students, seniors, disabled persons (including those with developmental disabilities), homeless persons, and large families.
People with disabilities often require special housing features to accommodate physical limitations. The City has processes in place for persons with disabilities to request reasonable accommodation for exceptions for placement of carports and when needed at City facilities. While the City has shown a commitment to the creation of housing that is accessible to persons with disabilities, the City continues to evaluate other types of accommodation needed by those with disabilities.
Although there are a number of services available to residents experiencing homelessness in South Lake Tahoe as presented in Section 4.3, Needs Assessment, in this Housing Element, there is a lack of emergency shelters. However, the Tahoe Coalition for the Homeless (TCH) operates three motels as permanent supportive housing, and motel vouchers provide some relief for residents experiencing homelessness seeking shelter from harsh winter weather.
1944
SOUTH LAKE TAHOE GENERAL PLAN
4-268 AUGUST 2026
Goal HE-4
Provide a range of housing services for households with special needs within South Lake Tahoe.
POLICIES
Policy 4-1 The City shall ensure equal access to housing by requiring reasonable accommodation for individuals with disabilities. The City shall also provide a more comprehensive process for individuals with disabilities to make requests for reasonable accommodation in regard to relief from the City’s various land use, zoning, or building laws, rules, policies, practices, and/or procedures.
Policy 4-2 The City shall continue to work with the El Dorado County Opportunity Knocks Continuum of Care (CoC) to address the causes of homelessness and the needs of transient persons experiencing homelessness on a regional basis. The City shall support the Tahoe Coalition for the Homeless, Tahoe Youth and Family Services, Vista Rise Collective, and El Dorado County Health and Human Services (HHSA) and in its countywide programs that address the needs of persons experiencing homelessness.
Policy 4-3 The City shall encourage the development of rental units for large families in roughly the same proportion as the percentage of large family renter households within the total renter population.
Policy 4-4 The City shall continue providing priority permit processing of projects that are targeted toward special-needs groups, such as seniors, the disabled (including the developmentally disabled), and those experiencing homelessness, including priority for building plan check, subdivision map review, improvement plans for roadways and utilities, and environmental impact analysis.
Policy 4-5 The City shall consider special-needs housing in City-partnered affordable housing projects based on existing demand. The City shall incorporate universal design concepts whenever possible to meet the needs and special requirements of our community.
Policy 4-6 The City shall strive to address the unique housing needs of seniors, large families, single female-headed households, those experiencing homelessness, persons with disabilities (including developmental disabilities), extremely low-income persons, seasonal employees, and students.
PROGRAMS
PROGRAM 4-1 REASONABLE ACCOMMODATION AND LAND COVERAGE
The City shall continue to work with TRPA to facilitate reasonable accommodation requests within the framework of the Regional Plan to address any needs for accommodation by persons with disabilities for additional land coverage for necessary site improvements beyond the additional land coverage allowances for Americans with Disabilities Act (ADA) improvements in Chapter 30 of the TRPA Code of Ordinances. 1945
4. HOUSING
AUGUST 2026 4-269
Additionally, the City will work with TRPA to codify a process for providing reasonable accommodation. This procedure will be a ministerial process subject to approval by the Director of Development Services.
Responsible Party: Housing Division, Planning Division
Funding: Staff time, general fund
Time Frame: The City shall work with TRPA to codify a reasonable accommodation procedure by September 2028. If this
action is not completed in the assigned timeline, the
City will continue to pursue this action annually in each subsequent year. Once amendments have been made,
the City will create a public information brochure on
reasonable accommodation and provide that information
on the City’s website within 6 months.
PROGRAM 4-2 SPECIAL-NEEDS HOUSING
The City will continue to work with housing providers to ensure that special housing needs are addressed for seniors, large families, female-headed households, single-parent households with children, persons with disabilities and developmental disabilities, those with extremely low incomes, and individuals and families experiencing homelessness. The City will seek to meet these special housing needs through a combination of incentives, zoning standards, new housing construction programs, and supportive services programs.
The City will conduct outreach to affordable housing developers and service providers annually to identify and pursue development opportunities, in tandem with developer outreach conducted as part of Program 1-4. The City may also seek funding under the federal 202 Senior Housing Program-Supporting Housing for the Elderly, California Child Care Facilities Finance Program, California Homebuyer’s Downpayment Assistance Program, and other state and federal programs designated specifically for special-needs groups such as seniors, extremely low-income households, persons with physical and developmental disabilities, and persons at risk for homelessness as determined by the needs in the community.
The City shall continue to hold discussions with surrounding jurisdictions and meet with the Tahoe Coalition for the Homeless (TCH), Tahoe Youth and Family Services (TYFS), and Vista Rise Collective (VRC), to determine how to address the needs of residents, including youth, experiencing homelessness and identify potential sites and funding sources for an emergency shelter in South Lake Tahoe or within close proximity to the City. The City will also assess the possibility of an increased budget allocation to increase the availability of this program.
The City shall also meet with at least one organization that provides services to persons with developmental disabilities and/or the Alta California Regional Center to identify 1946
SOUTH LAKE TAHOE GENERAL PLAN
4-270 AUGUST 2026
specific strategies to address displacement risk and homeless services specifically for persons with developmental disabilities.
Responsible Party: Housing Division
Funding: Staff time, general fund
Time Frame: Annually starting in June 2028 hold discussions with surrounding jurisdictions TYFS, VRC, and TCH and
outreach with affordable housing developers and
service providers and ongoing. Research the possibility of an increased allocation for the Shelter Pass Program by August 2027 and present to City Council by
September 2027.
Quantified Objective
(units):
Incentivize the development of 10 units for specialneeds groups to reduce displacement risk.
PROGRAM 4-3 CHILDCARE AND INTERGENERATIONAL FACILITIES
Consider establishing a program to address the following housing needs in the City:
▪ Affordable housing developments that include on-site childcare ▪ Promoting intergenerational facilities.
After studying these options, determine whether a program will be established, and establish and publicize program, if initiated.
Responsible Party: Housing Division
Funding: Staff time, general fund
Time Frame: Continue working with Sugar Pine Village on on-site childcare on an ongoing basis. Study broader childcare
program by early 2028; determine whether program will
be established and initiate by the end of 2028.
PROGRAM 4-4 DEFINITION OF FAMILY
Update the definition of “family” in the City’s zoning regulations to be compliant with state law.
Responsible Party: Planning Division
Funding: Staff time, general fund
Time Frame: Complete by September 2028
1947
4. HOUSING
AUGUST 2026 4-271
PROGRAM 4-5 TRIBAL HOUSING COORDINATION AND PARTERNSHIP The City shall establish and maintain a government-to-government coordination process with the Washoe Tribe of Nevada and California and its Tribally Designated Housing Entity, the Washoe Housing Authority, to identify and address the affordable housing and cultural housing needs of Washoe tribal members and other Native American residents with ancestral, cultural or familial ties to the South Lake Tahoe area who wish to live in or return to the region. The program will support opportunities for off-reservation housing and increase access to housing resources and services.
Key Actions:
▪ Collaborate with tribal representatives to identify housing needs specific to Washoe tribal members residing within the city, including affordable and culturally appropriate housing opportunities.
▪ Share information regarding City-administered housing programs, affordable housing opportunities, funding programs, and housing assistance resources. ▪ Explore opportunities for joint grant applications, partnerships, referrals, and coordination with federal, state, regional, and tribal housing funding programs. ▪ Provide information on affordable housing developments, housing preservation programs, first-time homebuyer assistance, and other housing initiatives that may benefit tribal members and Native American residents.
Responsible Party: Development Services Department
Funding: Staff time, general fund, State housing grants, Federal housing grants, Tribal housing resources, Other
available funding sources.
Time Frame: Ongoing.
Quantified Objective
(meeting):
Conduct two government-to-government coordination
meetings during the planning period with the Washoe
Tribe and Washoe Housing Authority and provide
ongoing coordination regarding housing programs,
funding opportunities, and housing needs throughout the planning period.
1948
SOUTH LAKE TAHOE GENERAL PLAN
4-272 AUGUST 2026
4.8.5 Equal Opportunity Housing and Discrimination Prevention According to California law, all households in South Lake Tahoe have the right to rent or purchase housing without discrimination. The City has continued to ensure equal housing opportunity through the enforcement of fair housing practices and the dissemination of fair housing information throughout the community. The Housing Issues Hotline has proven to be an effective means for addressing housing issues and ensuring fair housing in the city. In compliance with Assembly Bill (AB) 686, the City will increase its efforts to address fair housing issues.
Goal HE-5
Provide decent housing and quality living environments for all South Lake Tahoe residents, regardless of age, race, religion, gender, sexual orientation, marital status, ancestry, national origin, disability, or economic level.
POLICIES
Policy 5-1 The City shall promote housing opportunities for all persons regardless of source of income, age, race, religion, gender, sexual orientation, marital/familial status, national origin, disability, economic level, or other barriers that prevent choice in housing.
Policy 5-2 The City shall cooperate with community-based organizations that provide services or information to victims of housing discrimination.
Policy 5-3 The City shall continue to provide a Spanish language translator at community housing events and provide informational materials to the community in Spanish.
PROGRAMS
PROGRAM 5-1 PLACE-BASED STRATEGIES
The City will implement the following place-based revitalization strategies to affirmatively further fair housing:
▪ Implement the following previously identified programs:
▪ Place-based revitalization strategies: Programs 1-2 Development of Substandard/Underutilized Sites, 3-1 Rehabilitation Loan Program Administration Partnering, 3-2 Multiple-Family Dwelling and Single-Family Occupancy Inspection and Maintenance Program, and 3-5 Code Enforcement ▪ Strategies to expand affordable housing in high-opportunity areas such as Town Centers and east of Ski Run Boulevard: Programs 1-1 Mixed-Use Development, 2- 2 Partnerships for Workforce Housing, 2-6 Assist Nonprofit Housing Developers, 2-7 Homebuyer Assistance Program Administration Partnering, and 2-11 InterAgency Housing Program Coordination ▪ Ensure that projects needed to develop infrastructure improvements to support housing and residents without vehicles will continue to be included in the City's Capital Improvement Plan. In addition, ensure that the transportation infrastructure projects in 1949
4. HOUSING
AUGUST 2026 4-273
the Capital Improvement Plan prioritize areas where sites with lower-income units are identified and incorporate place-based strategies to establish equity amongst infrastructure improvements. Identify at least three infrastructure projects that support these strategies, as needed, in each update to the Capital Improvement Plan. ▪ Continue to meet with Lake Tahoe Unified School District to determine what, if any, outside factors impede student performance that can be alleviated such as stable housing opportunities, childcare opportunities for working parents, access to beforeand after-school resources and events, and more. If such a need for such a program or specific issues are identified, the City will pursue solutions, which may include the following:
▪ Meet with developers to identify sites suitable for housing affordable on a teacher salary.
▪ Facilitate coordination between school districts and transit agencies to increase the availability of busing and transportation (including safe routes to schools and potentially covering transportation costs), as needed, for students to/from school, childcare, athletic events, or other school programs.
Responsible Party: Planning Division, Housing Division, and Public Works Department
Funding: Staff time, general fund
Time Frame: Ongoing.
Quantified Objective: Identify at least three infrastructure projects per CIP update that prioritize neighborhoods with lower-income
housing sites.
PROGRAM 5-2 HOUSING MOBILITY
To encourage and assist with housing mobility the City shall implement the following:
▪ Implement housing mobility strategies in Programs 1-1, Mixed-Use Development; 2- 2, Partnerships for Housing up to 180% AMI; 2-7, Homebuyer Assistance Program Administration Partnering; and 2-11, Inter-Agency Housing Program Coordination to affirmatively further fair housing.
▪ Continue to send multilingual mailers or provide virtual information to landlords and property managers about the Housing Choice Voucher (Section 8) program. Include information about the benefits of advertising their units to voucher holders. Resend information annually and coordinate with County of El Dorado Public Housing Authority to track whether the number of available units has increased. The intent of the outreach is to encourage landlords and property managers that have not previously participated in the program to increase the supply of units available to Section 8 participants by at least 10 over the course of the planning period. 1950
SOUTH LAKE TAHOE GENERAL PLAN
4-274 AUGUST 2026
Responsible Party: Housing Division
Funding: Staff time, general fund
Time Frame: Ongoing. Annually provide information to landlords and property managers.
Quantified Objective: Increase the supply of units available to Section 8 participants by at least 10 over the course of the planning period
PROGRAM 5-3 DISPLACEMENT PREVENTION
The City will implement strategies in Programs 1-1, Mixed-Use Development; 1-4, Using Local Incentives; 2-2, Partnerships for Housing up to 180% AMI; 2-4, Analysis of State Lands; 2-6, Assist Housing Developers; 2-11, Inter-Agency Housing Program Coordination; 3-2, Multiple-Family Dwelling and Single-Room Occupancy Inspection and Maintenance Program; 3-5, Code Enforcement; 3-7, Monitoring Impacts of Vacation Home Rentals on Long-Term Rental Supply; 3-8, Multifamily Acquisition and Rehabilitation Program; 4-1, Reasonable Accommodation and Land Coverage to reduce and prevent displacement risk.
To reduce displacement risk due to environmental disasters, and to aid in measures to reduce flood and fire insurance costs that present displacement risk the City will maintain information on organizations and programs that are available to landowners to assist them in meeting defensible space goals and taking other steps that may decrease flood and fire insurance rates to reduce disaster displacement risk. These programs may include the National Fire Protection Association's Firewise USA program and CalFire's Landowners Assistance and wildfire preparedness informational tools. Provide links to these resources on the City's website and update annually, or as programs change or new programs become available.
Responsible Party: Planning Division, Housing Division, Fire Department, and Public Works Department
Funding: Staff time, general fund
Time Frame: Ongoing. Update the City website annually or as programs change.
PROGRAM 5-4 FAIR HOUSING
The City will implement the following fair housing outreach, enforcement, and access strategies to further fair housing:
▪ Continue to use the Housing Division webpage on the City’s website to distribute information on fair housing information and available services, updating annually, or as needed. The City will also distribute printed materials at least annually at community 1951
4. HOUSING
AUGUST 2026 4-275
meetings, prioritizing distribution in higher- need areas, and make available in City buildings.
▪ As fair housing complaints are received at the City, refer cases to the appropriate fair housing agency or address through inspections, as appropriate. Meet annually with fair housing providers to discuss local fair housing issues and concerns, identifying strategies to increase fair housing enforcement in key areas, particularly in higher- need areas of the city, as needed.
▪ Continue the Housing Issues Hotline service to assist residents with substandard housing and fair housing concerns. Assist at least 30 residents annually through the hotline service. If fewer than 30 residents use the hotline service, provide assistance to all that do.
▪ Conduct targeted outreach to underrepresented and underserved groups by recruiting them to participate in the planning process and apply to committees by, at least annually, coordinating with service providers, sending recruitment information to community groups or organizations, and posting information in public locations such as grocery stores. Encourage at least three representatives from underserved groups to apply for each open committee.
▪ Promote the availability of multilingual resources by ensuring that City-provided services and materials are available in languages other than English or that they make clear the availability of interpretation or translation services (also refer to Program 2- 13).
Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund
Time Frame: Ongoing. Annually update the City’s website and materials as needed, including translation of materials.
Annually meet with fair housing providers.
Quantified Objective
(persons):
Assist at least 30 residents annually through the Housing Issues Hotline; encourage at least three representatives from underserved groups to apply for each open
committee
PROGRAM 5-5 TRANSIT ACCESSIBILITY
The City will meet with the Tahoe Transportation District and South Shore Transportation Management Association annually to assess if any new unmet transit needs have developed, and if so, provide technical assistance in applying for state and federal funding for expansions and will assist in identifying at least two funding sources annually that could be used fund expansions.
Responsible Party: Planning Division, Housing Division, and Public Works Department
1952
SOUTH LAKE TAHOE GENERAL PLAN
4-276 AUGUST 2026
Funding: Staff time, general fund
Time Frame: Meet with the transportation district annually during the planning period. Identify funding sources annually.
Quantified Objective
(other):
See individual strategies previously outlined in program 5-1 through program 5-4 with specific targets. As
needed, target at least two funding sources annually to support strategies to affirmatively further fair housing.
4.8.6 Energy Conservation Opportunities
Energy efficiency has direct application to affordable housing. The more money spent on energy, the less available for rent or mortgage payments. High energy costs have particularly detrimental effects on lowincome households that do not have enough income or cash reserves to absorb cost increases and must choose between basic needs such as shelter, food, and energy.
Many of South Lake Tahoe’s homes were originally built for summer-only occupancy and are now occupied year-round. Consequently, energy conservation retrofits are an important component of City rehabilitation loan programs. Such retrofits can benefit residents through reduced monthly utility costs.
Goal HE-6
Ensure energy efficiency and appropriate weatherization for all new and existing housing.
POLICIES
Policy 6-1 The City shall ensure that new construction meets or exceeds Title 24 energy conservation requirements and shall require retrofits of older summer seasonal housing to be made suitable for year-round occupancy.
Policy 6-2 The City shall encourage the use of energy conservation devices and passive design concepts that make use of natural climate to increase energy efficiency and reduce housing costs.
Policy 6-3 The City shall encourage and promote green building practices during the development review process and implement the City’s Green Building Incentive Program.
PROGRAMS
PROGRAM 6-1 GREEN BUILDING INCENTIVE PROGRAM
The City shall continue to implement its green building incentive program that rewards developers for building green projects. The City shall also evaluate opportunities to provide additional incentives for green building projects.
Responsible Party: Planning Division and Building Division Funding: Staff time, general fund
1953
4. HOUSING
AUGUST 2026 4-277
Time Frame: Ongoing
PROGRAM 6-2 ENERGY REGULATIONS
The City shall continue to require applicants for building permits to demonstrate compliance with the state energy conservation requirements at the time building plans are submitted. In addition, the City will continue to implement appropriate Climate Action Plan strategies as they relate to housing.
Responsible Party: Planning and Building Divisions
Funding: Permit fees, staff time, general fund
Time Frame: Ongoing, as projects are processed.
PROGRAM 6-3 ENERGY CONSERVATION ASSISTANCE FOR LOW-INCOME
HOUSEHOLDS
The City will promote available weatherization and energy conservation programs offered by Liberty Utilities and other utility providers to eligible residents. The City will maintain information on these programs at City Hall and on the City’s website. The City shall consider, including weatherization and energy conservation as eligible activities in the City’s rehabilitation program should such a program be established. The City will refer eligible property owners and low-income households to applicable utility-administered programs (e.g., California Alternate Rates for Energy [CARE], Family Electric Rate Assistance [FERA], and energy efficiency rebate programs) on an ongoing basis.
The City will provide information and refer eligible property owners and low-income households to programs offered by Liberty Utilities and other nonprofit organizations and will refer interested individuals to energy rebate and conservation assistance programs offered by others. The City will maintain information on these programs at City Hall and on the City’s website and will update the information annually or as programs change.
Responsible Party: Housing Division
Funding: Staff time, general fund
Time Frame: Ongoing
4.8.7 Neighborhood Preservation
The Lake Tahoe Basin is renowned for its unique natural beauty. The character of South Lake Tahoe’s built environment should complement the basin’s distinctive natural environment. This character is essential to the City’s sense of place and economic vitality as a tourist attraction. New development needs to be sensitive to the City’s distinctive character.
There is sometimes public anxiety based on the misperception that affordable housing will devalue the neighborhoods in which they are established. Careful design and enforcement of design standards can ensure compatibility with surrounding neighborhoods and reduce opposition. Recent affordable housing 1954
SOUTH LAKE TAHOE GENERAL PLAN
4-278 AUGUST 2026
projects in South Lake Tahoe have helped to dispel misperceptions of affordable and multifamily housing by maintaining high-quality, Tahoe-sensitive design standards.
Goal HE-7
Provide for a variety of housing types, sizes, price ranges, and densities compatible with the existing character and integrity of residential neighborhoods.
POLICIES
Policy 7-1 The City shall continue to promote quality design and appearance of all new multifamily and affordable housing projects so that they blend in with the existing community fabric, add value to the community’s built environment, and strengthen acceptance by the local community.
Policy 7-2 The City shall encourage compatibility of physical design, building structure, and lot layout relationships between existing and new construction to help the new developments complement the surrounding neighborhoods.
Policy 7-3 The City shall strive to raise and enforce current design standards for all rental properties through the Housing Hotline, Multifamily Dwelling, and single-room occupancy (SRO) unit inspection programs in the community.
Policy 7-4 The City shall ensure that adequate provisions are made in new housing developments for amenities (e.g., tot lots, play yards, childcare, computer centers, etc.) appropriate to the targeted resident population.
Policy 7-5 To create a balanced community, the City shall promote mixed-income neighborhoods by encouraging innovative design (e.g., accessory dwelling units, co-housing, half-plexes, zipper lots, zero-lot lines, alley-loaded parking, six-pack subdivisions, live-work units).
Policy 7-6 The City shall improve infrastructure to foster private investment and rehabilitation of older neighborhoods.
Policy 7-7 The City shall consider using HOME Investment Partnerships Program (HOME) funds to support the development of mixed-income housing.
PROGRAMS
PROGRAM 7-1 MAINTAINING NEIGHBORHOOD CHARACTER
The City shall work with project proponents and community special interest groups to integrate affordable and other affordable by design housing into existing neighborhoods— including smaller duplexes, triplexes, and accessory dwelling units—while addressing local concerns and maintaining the character and environmental quality of the surrounding area. The City will also work with TRPA to implement these objectives within the framework of the Regional Plan.
Responsible Party: Planning Division
1955
4. HOUSING
AUGUST 2026 4-279
Funding: Staff time, general fund
Time Frame: Ongoing. Meet with TRPA at least twice per year
4.8.8 Quantified Objectives
One of the requirements of state law (California Government Code Section 65583[b]) is that the Housing Element contain quantified objectives for the maintenance, preservation, improvement, and development of housing. State law recognizes that the total housing need identified by a community may exceed available resources and the community’s ability to satisfy this need. Under these circumstances, the quantified objectives need not be identical to the total housing needs. The City has established a target for the maximum number of housing units for each income category that can be constructed, rehabilitated, and conserved over a eight-year period based on available resources (see Table HE-1A, Summary of Quantified Objectives).
TABLE 4-64
SUMMARY OF QUANTIFIED OBJECTIVES
Objective
Category/Program
Acutely
Low
Extremely
Low
Very
Low Low Moderate Above Moderate Total
New Construction1 14 22 27 42 53 133 291
Rehabilitation2 2 3 19 — — 24
Conservation/Preservation3 40 391 325 — — 757
TOTAL 14 64 421 386 53 133 1,072
Notes:
1 Corresponds to the Regional Housing Needs Allocation (RHNA). Quantified objective for Program 2-14 is being used to meet RHNA.
2 Corresponds to quantified objectives in Program 3-1.
3 The 757 units to be conserved/preserved correspond to the assisted units in the City (see Table 4-52). 1956
1957
SOUTH LAKE TAHOE GENERAL PLAN
4-280 AUGUST 2026
Appendix A: Sites Inventory
1958
4. HOUSING
AUGUST 2026 4-281
1959
SOUTH LAKE TAHOE GENERAL PLAN
4-282 AUGUST 2026
TABLE A-1 VACANT SITES INVENTORY
Address/ Intersection Zip
Code APN PAS/CP Zoning
Minimum
Density
Allowed
(units/
acre)
Maximum
Density
Allowed
(units/acre)
Preferred
AH
MultiUnit
Incentive
Total
Parcel
Size
(Acres)
Total
Parcel Size
(SF)
Developable
Acreage
from Lot
Coverage
Allowances
Maximum
Units
Allowed
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Capacity
Lower Units
2200 Barton Ave 96150 023-241-44 Tahoe Valley Area Plan TC-NP 12 25 Yes Yes 0.95 41320.39 0.66 23.7 16 16 2252 Barton Ave 96150 023-251-25 Tahoe Valley Area Plan TC-NP 12 25 Yes Yes 0.25 10954.42 0.18 6.3 4 4 1122 Emerald Bay Rd 96150 032-141-04 Tahoe Valley Area Plan TC-G 12 25 Yes Yes 0.26 11189.55 0.18 6.4 4 4 1117 Bonanza Ave 96150 032-141-18 Tahoe Valley Area Plan TC-G 12 25 No Yes 0.95 41502.81 0.67 23.8 16 16 1242 Emerald Bay Rd 96150 032-151-04 Tahoe Valley Area Plan EB-CC 12 25 No Yes 1.00 43702.50 0.30 25.1 7 7 1258 Emerald Bay Rd 96150 032-151-05 Tahoe Valley Area Plan EB-CC 12 25 No Yes 1.00 43702.47 0.30 25.1 7 7 1286 Emerald Bay Rd 96150 032-151-07 Tahoe Valley Area Plan EB-CC 12 25 No Yes 0.50 21803.91 0.15 12.5 3 3 1306 Emerald Bay Rd 96150 032-161-01 Tahoe Valley Area Plan EB-CC 12 25 No Yes 0.93 40462.25 0.28 23.2 6 6 1320 Emerald Bay Rd 96150 032-161-02 Tahoe Valley Area Plan EB-CC 12 25 No Yes 0.98 42664.04 0.29 24.5 7 7 1332 Emerald Bay Rd 96150 032-161-03 Tahoe Valley Area Plan EB-CC 12 25 No Yes 0.98 42576.36 0.29 24.4 7 7 1344 Emerald Bay Rd 96150 032-161-04 Tahoe Valley Area Plan EB-CC 12 25 No Yes 0.98 42589.96 0.29 24.4 7 7 1368 Emerald Bay Rd 96150 032-161-06 Tahoe Valley Area Plan EB-CC 12 25 No Yes 0.89 38953.07 0.27 22.4 6 6 1357 Bonanza Ave 96150 032-161-08 Tahoe Valley Area Plan EB-CC 12 25 No Yes 0.82 35891.59 0.25 20.6 6 6 1307 Bonanza Ave 96150 032-161-12 Tahoe Valley Area Plan EB-CC 12 25 No Yes 0.85 37243.70 0.26 21.4 6 6 1189 Emerald Bay Rd 96150 032-192-06 Tahoe Valley Area Plan TC-G 12 25 Yes Yes 0.50 21803.91 0.35 12.5 8 8 1248 Melba Dr 96150 032-201-08 Tahoe Valley Area Plan TC-G 12 25 No Yes 0.75 32881.37 0.23 18.9 5 5 833 Emerald Bay Rd 96150 023-171-009 Tahoe Valley Area Plan TC-G 12 25 Yes Yes 0.50 21780.00 0.35 12.5 8 8 1069 O Malley Dr 96150 031-241-14 Midtown Area Plan Commercial n/a 65 No No 3.40 148104.00 1.02 221.0 33 33 972 Silver Dollar Ave 96150 031-290-29 Midtown Area Plan Commercial n/a 65 No No 1.00 43560.00 0.30 65.0 10 10 1300 Johnson Blvd 96150 025-010-041 Midtown Area Plan Commercial n/a 65 No Yes 7.50 330948.00 2.25 487.5 73 73 2659 Lake Tahoe Blvd 96150 031-257-007 Midtown Area Plan Commercial n/a 65 No Yes 1.2 52272 0.84 78 27 27 2757 Young St 96150 031-101-015 Midtown Area Plan Commercial n/a 65 No Yes 0.2 8712 0.14 13 5 5 Total Lower Units 26.4 270 270 0 0
Moderate Units
805 Lakeview Ave 96150 026-031-018 Al Tahoe SA#1 Residential n/a 15 Yes No 0.11 5000.00 0.03 1.0 1 1 3683 Primrose Ln 96150 029-371-020 Pioneer/Ski Run Residential n/a 15 Yes Yes 0.11 4994.00 0.03 1.7 1 1 3461 Spruce Ave 96150 025-241-08 Bijou Residential n/a 15 Yes Yes 1.05 45623.20 0.31 15.7 4 4 1232 Heather Lake Rd 96150 025-252-04 Bijou Residential n/a 15 Yes Yes 0.27 11611.43 0.08 4.0 1 1 1260 Heather Lake Rd 96150 025-252-08 Bijou Residential n/a 15 Yes Yes 0.27 11618.17 0.08 4.0 1 1 941 Merced Ave 96150 026-045-20 Al Tahoe SA#1 Residential n/a 15 Yes No 0.26 11121.32 0.08 3.8 1 1 3068 Nevada Ave 96150 026-102-26 Al Tahoe SA#1 Residential n/a 15 Yes No 0.28 12010.03 0.08 4.1 1 1 3616 Alder Ave 96150 027-124-04 Bijou Residential n/a 15 Yes Yes 0.34 14987.64 0.10 5.2 1 1 1960
4. HOUSING
AUGUST 2026 4-283
TABLE A-1 VACANT SITES INVENTORY
Address/ Intersection Zip
Code APN PAS/CP Zoning
Minimum
Density
Allowed
(units/
acre)
Maximum
Density
Allowed
(units/acre)
Preferred
AH
MultiUnit
Incentive
Total
Parcel
Size
(Acres)
Total
Parcel Size
(SF)
Developable
Acreage
from Lot
Coverage
Allowances
Maximum
Units
Allowed
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Capacity
3604 Tamarack Ave 96150 027-313-17 Bijou Residential n/a 15 Yes Yes 0.29 12632.40 0.09 4.4 1 1 3591 Spruce Ave 96150 027-321-02 Bijou Residential n/a 15 Yes Yes 0.51 22217.21 0.15 7.7 2 2 3604 Spruce Ave 96150 027-322-03 Bijou Residential n/a 15 Yes Yes 0.28 12028.05 0.08 4.1 1 1 3593 Terry Ln 96150 027-322-18 Bijou Residential n/a 15 Yes Yes 0.30 12860.01 0.09 4.4 1 1 1049 Takela Dr 96150 027-364-17 Bijou Pines SA#1 Residential n/a 15 No No 0.25 11010.21 0.08 3.8 1 1 3622 Pioneer Trl 96150 028-121-24 Pioneer/Ski Run Residential n/a 15 Yes Yes 0.55 24104.98 0.17 8.3 2 2 3618 Pioneer Trl 96150 028-121-25 Pioneer/Ski Run Residential n/a 15 Yes Yes 0.61 26566.34 0.18 9.1 2 2 1094 Echo Rd 96150 029-362-08 Pioneer/Ski Run Residential n/a 15 Yes Yes 0.43 18924.57 0.13 6.5 1 1 3718 Montreal Rd 96150 029-364-03 Pioneer/Ski Run Residential n/a 15 Yes Yes 0.32 13996.18 0.10 4.8 1 1 1161 Bonanza Ave 96150 032-141-10 Bonanza SA#1 Residential n/a 15 No Yes 0.50 21853.00 0.15 7.5 2 2 661 James Ave 96150 023-141-21 Tahoe Island SA#2 Residential n/a 8 Yes Yes 0.50 21832.10 0.15 4.0 1 1 707 Emerald Bay Rd 96150 023-151-21 Tahoe Island SA#1 Residential n/a 8 Yes Yes 0.79 34501.85 0.24 6.3 1 1 711 James Ave 96150 023-151-35 Tahoe Island SA#2 Residential n/a 8 Yes Yes 0.48 20826.83 0.14 3.8 1 1 2688 William Ave 96150 031-132-003 Sierra Tract SA#1 Residential n/a 12 No No 0.24 10307.00 0.07 2.8 2 2 1280 Julie 96150 032-311-001 Bonanza SA#3 Residential n/a 8 No No 1.16 50547.00 0.35 1.0 2 2 2572 Palmira 96150 031-076-009 Sierra Tract SA#1 Residential n/a 12 No No 0.11 4992.00 0.03 1.4 1 1 941 Silver Dollar Ave 96150 031-290-12 Highland Woods SA #1 Residential n/a 12 No No 2.08 90517.91 0.62 24.9 7 7 1355 Johnson Blvd 96150 025-010-050 Midtown Area Plan Commercial 15 Yes Yes 12 522720.00 3.60 180.0 27 27 n/a 96150 025-051-033 Midtown Area Plan Commercial 15 Yes Yes 12.3 535788.00 3.69 184.5 28 28 n/a 96150 025-061-035 Midtown Area Plan Commercial 15 Yes Yes 32.5 1415700.00 9.75 487.5 73 73 n/a 96150 025-071-022 Midtown Area Plan Commercial 15 Yes Yes 39.7 1729332.00 11.91 595.5 89 89 Total Moderate Units 108.6 257 0 257 0
Above Moderate Units
644 Emerald Bay Rd 96150 023-142-03 Gardner Mountain Residential n/a 1 No No 1.00 43752.51 13125.75 1.0 1 1 715 Glorene Ave 96150 023-152-04 Gardner Mountain Residential n/a 1 No No 0.99 42913.18 12873.95 1.0 1 1 660 Emerald Bay Rd 96150 023-152-06 Gardner Mountain Residential n/a 1 No No 1.00 43689.61 13106.88 1.0 1 1 766 Emerald Bay Rd 96150 023-162-02 Gardner Mountain Residential n/a 1 No No 1.00 43772.85 13131.85 1.0 1 1 782 Emerald Bay Rd 96150 023-162-03 Gardner Mountain Residential n/a 1 No No 1.01 44090.44 13227.13 1.0 1 1 730 Roger Ave 96150 023-162-04 Gardner Mountain Residential n/a 1 No No 0.99 42998.58 12899.58 1.0 1 1 780 Roger Ave 96150 023-162-06 Gardner Mountain Residential n/a 1 No No 0.97 42436.84 12731.05 1.0 1 1 628 Glorene Ave 96150 023-321-04 Gardner Mountain Residential n/a 1 No No 1.00 43682.77 13104.83 1.0 1 1 680 Glorene Ave 96150 023-331-22 Gardner Mountain Residential n/a 1 No No 0.71 31097.77 9329.33 1.0 1 1 794 Glorene Ave 96150 023-341-12 Gardner Mountain Residential n/a 1 No No 0.48 21111.89 6333.57 1.0 1 1 1359 Herbert Ave 96150 025-021-79 Glenwood Residential n/a 1 No No 1.00 43550.40 13065.12 1.0 1 1 n/a 96150 025-201-20 Glenwood Residential n/a 1 No No 0.40 17217.50 5165.25 1.0 1 1 1961
SOUTH LAKE TAHOE GENERAL PLAN
4-284 AUGUST 2026
TABLE A-1 VACANT SITES INVENTORY
Address/ Intersection Zip
Code APN PAS/CP Zoning
Minimum
Density
Allowed
(units/
acre)
Maximum
Density
Allowed
(units/acre)
Preferred
AH
MultiUnit
Incentive
Total
Parcel
Size
(Acres)
Total
Parcel Size
(SF)
Developable
Acreage
from Lot
Coverage
Allowances
Maximum
Units
Allowed
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Capacity
n/a 96150 025-580-14 Lakeview Heights Residential n/a 1 No No 1.13 49124.20 14737.26 1.0 1 1 1442 Price Rd 96150 025-670-04 Glenwood Residential n/a 1 No No 0.38 16480.40 4944.12 1.0 1 1 3024 Oakland Ave 96150 026-115-02 Al Tahoe Residential n/a 1 Yes No 0.36 15704.48 4711.34 1.0 1 1 1140 Johnson Blvd 96150 027-251-01 Bijou Pines Residential n/a 1 No No 0.93 40717.63 12215.29 1.0 1 1 1152 Johnson Blvd 96150 027-251-18 Bijou Pines Residential n/a 1 No No 0.82 35572.58 10671.77 1.0 1 1 3902 Crest Rd 96150 028-111-04 Lakeview Heights Residential n/a 1 No No 0.62 26800.56 8040.17 1.0 1 1 3916 Crest Rd 96150 028-111-06 Lakeview Heights Residential n/a 1 No No 0.44 19328.84 5798.65 1.0 1 1 4043 Saddle Rd 96150 028-152-40 Lakeview Heights Residential n/a 1 No No 0.38 16706.88 5012.06 1.0 1 1 4022 Crest Rd 96150 028-153-05 Lakeview Heights Residential n/a 1 No No 0.42 18350.45 5505.14 1.0 1 1 4011 Crest Rd 96150 028-154-02 Lakeview Heights Residential n/a 1 No No 0.78 34043.67 10213.10 1.0 1 1 1468 Ledge Ct 96150 028-161-10 Lakeview Heights Residential n/a 1 No No 0.86 37568.35 11270.50 1.0 1 1 1476 Ledge Ct 96150 028-161-11 Lakeview Heights Residential n/a 1 No No 0.82 35621.61 10686.48 1.0 1 1 n/a 96150 029-105-28 Tahoe Meadows Residential n/a 1 No No 0.59 25892.90 7767.87 1.0 1 1 3781 Azure Ave 96150 029-106-05 Tahoe Meadows Residential n/a 1 No No 0.37 16007.85 4802.35 1.0 1 1 3587 Rocky Point Rd 96150 029-300-14 Lakeview Heights Residential n/a 1 No No 0.48 20997.48 6299.24 1.0 1 1 3675 Regina Rd 96150 030-352-30 Lakeview Heights Residential n/a 1 No No 0.35 15375.90 4612.77 1.0 1 1 1648 Sherman Way 96150 030-403-02 Lakeview Heights Residential n/a 1 No No 0.45 19504.22 5851.27 1.0 1 1 1226 Bonanza Ave 96150 032-152-06 Bonanza Residential n/a 1 No No 1.00 43669.77 13100.93 1.0 1 1 1356 Bonanza Ave 96150 032-162-06 Bonanza Residential n/a 1 No No 0.63 27334.72 8200.42 1.0 1 1 1424 Emerald Bay Rd 96150 032-171-01 Bonanza Residential n/a 1 No No 1.00 43672.65 13101.79 1.0 1 1 1440 Emerald Bay Rd 96150 032-171-02 Bonanza Residential n/a 1 No No 1.00 43681.44 13104.43 1.0 1 1 1983 H St 96150 032-171-03 Bonanza Residential n/a 1 No No 0.90 39066.79 11720.04 1.0 1 1 1404 Bonanza Ave 96150 032-173-02 Bonanza Residential n/a 1 No No 1.00 43656.69 13097.01 1.0 1 1 1384 Bonanza Ave 96150 032-173-06 Bonanza Residential n/a 1 No No 0.50 21828.16 6548.45 1.0 1 1 1392 Bonanza Ave 96150 032-173-07 Bonanza Residential n/a 1 No No 0.50 21821.01 6546.30 1.0 1 1 738 Roger Ave. 96150 023-162-012 Gardner Mountain Residential n/a 1 No No 0.24 10384.00 3115.20 1.0 1 1 3700 Regina Road 96150 030-353-005 Lakeview Heights Residential n/a 1 No No 0.24 10445.00 3133.50 1.0 1 1 1329 Keller 96150 028-070-028 Lakeview Heights Residential n/a 1 No No 0.23 10019.00 3005.70 1.0 1 1 1165 Lodi Avenue 96150 031-181-008 Sierra Tract Residential n/a 1 No No 0.11 4999.00 0.03 0.1 1 1 438 Christi 96150 022-171-042 Tahoe Keys Residential n/a 1 No No 0.17 7352.00 2205.6 1.0 1 1 3421 Woodland 96150 025-682-001 Glenwood Residential n/a 1 No No 0.20 8747.00 2624.10 1.0 1 1 3525 Saddle Rd 96150 025-510-097 Glenwood Residential n/a 1 No No 0.82 35869.00 10760.70 1.0 1 1 1927 Kokanee Wy 96150 022-251-029 Tahoe Keys Residential n/a 1 No No 0.24 10349.00 3104.7 1.0 1 1 936 Tanglewood Dr 96150 031-313-017 Highland Woods Residential n/a 1 No No 0.29 12739.00 0.09 0.3 1 1 2499 Pinter Ave 96150 031-211-014 Sierra Tract Residential n/a 1 No No 0.11 4988.00 0.03 0.1 1 1 1962
4. HOUSING
AUGUST 2026 4-285
TABLE A-1 VACANT SITES INVENTORY
Address/ Intersection Zip
Code APN PAS/CP Zoning
Minimum
Density
Allowed
(units/
acre)
Maximum
Density
Allowed
(units/acre)
Preferred
AH
MultiUnit
Incentive
Total
Parcel
Size
(Acres)
Total
Parcel Size
(SF)
Developable
Acreage
from Lot
Coverage
Allowances
Maximum
Units
Allowed
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Capacity
2070 Lake Tahoe Blvd 96150 023-231-003 Tahoe Valley Area Plan TC-C 12 25 Yes Yes 3.01 131115.60 2.1 75.3 70 70 2070 Lake Tahoe Blvd 96150 023-381-001 Tahoe Valley Area Plan TC-C 12 25 Yes Yes 0.66 28749.60 0.5 16.5 12 12 Total Above Moderate Units 33.6 129 0 0 129
Total Units 169 655 270 257 129
1963
ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE 101 Parkshore Drive, Suite 200
Folsom, California 95630
t 916.245.7500
www.placeworks.com
1964
7th Cycle 2027-2035 Housing Element
City Council Meeting
September 8, 2026
1965
Agenda
• Housing Element Overview
• Housing Element Outreach
• Regional Housing Needs Allocation (RHNA)
• Housing Element Programs
• Project Schedule
1966
Housing Element Overview
1967
Housing Element Overview
Required Element of the General Plan
Plan for accommodating a jurisdiction’s fair share of the regional housing need.
Must be reviewed and certified by California Department of Housing and Community Development (HCD)
6th Cycle Planning period: June 30, 2022-June 30, 2027 on a 5 year cycle
7th Cycle Planning period: January 31, 2027-January 31, 2035 7th Cycle Housing Element due date: January 31, 2027
Must be updated every 8 years
1968
Housing Element Overview
Housing
Needs
Assessment
Demographic
Trends
Housing
Market Trends
Special Needs
Groups
Constraints to
Housing
Development
Resources
and Sites
Inventory
Governmental
and NonGovernmental
Market Trends
Environmental
Infrastructure
Zoning and
Capacity
Site Inventory
Methodology
Site Inventory
Review of
Previous Housing
Element
Implementation
Identify 2027-
2035 Programs
Assessment
of Fair
Housing
Outreach
Fair Housing
Issues
Site Inventory
Analysis
Contributing
Factors
Policies and
Programs
1969
Housing Element Outreach
1970
Housing Element Outreach
Activity Date
Stakeholder Consultations February through April 2026
Community Workshop March 25, 2026
Planning Commission Presentation April 16, 2026
Family Resource Center Cafecitos Workshop April 22, 2026 Business Community Workshops June 9, 2026
1971
Affordable Rental Shortage
Family-sized units especially scarce.
Workforce & Seasonal Gaps
Barton Health and schools can’t retain staff;
middle-income underserved.
Barriers for Vulnerable Populations
Seniors, people with disabilities, few
accessible units, long waitlists.
Language & Digital Barriers
Spanish-speaking, Filipino, and other limited-English households struggle with English-only applications and leasing; limited computer access and non–mobile-friendly platforms add further barriers.
Fear of Retaliation
Tenants avoid reporting unsafe conditions;
immigration fears deepen it.
Emergency & Transitional Gaps
No local family shelter; seasonal capacity
short; limited Transitional Age Youth units.
Regulatory & Market Limits
Tahoe Regional Planning Agency rules, land
costs, and Vacation Home Rental
uncertainty constrain housing.
Key Outreach Findings
1972
Regional Housing Needs Allocation
(RHNA)
1973
Regional Housing Needs Allocation (RHNA)
Regional Housing Needs Allocation (RHNA): the number of units each jurisdiction is required to plan for in each Housing Element Update.
HCD provides the RHNA for South Lake Tahoe
– 2022-2027 RHNA allocation was 289
– 2027-2035 RHNA allocation is 291
1974
6th Cycle RHNA Progress
Income Category 2022
Progress
2023
Progress
2024
Progress
2025
Progress
Total
Units
6th Cycle
RHNA
% of
RHNA
Met
Extremely Low – – – 18 18 35 51.4%
Very Low – – – – – 35 0.0%
Low 68 61 – 41 170 50 340.0%
Moderate 3 – 3 1 7 42 16.7%
Above Moderate 54 44 59 38 195 127 153.5%
• Reflects building permits issued from 2022 through 2025.
Source: HCD Annual Progress Report (APR) Dashboard and the City's 2025 APR. 1975
Regional Housing Needs Allocation (RHNA)
Income Level Area Median Income
(AMI) Range**
2026 Income Range
4-person household Units
Acutely Low* 0-15% AMI 0-$18,600 14
Extremely Low 15-30% AMI $18,600-$39,400 22
Very Low 30-50% AMI $39,400-$65,700 27
Low 51-80% AMI $65,700-$105,100 42
Moderate 81-120% AMI $105,100-$148,800 53
Above Moderate more than 120% AMI $148,800+ 133
Total 291
105 units
Lower
Income Units
*New for the 7th cycle, Acutely Low- income
1976
Strategies for Meeting the 7th Cycle RHNA
Step 1 Start with sites from the 6th cycle element
Step 2 Focus on sites larger than 0.5 acres and smaller than 10 acres Step 3 Look at Vacant and Underutilized sites
Step 4 Projected Accessory Dwelling Units (ADU)
Step 5 Rely on entitled projects not yet built
1977
Vacant Sites Inventory Capacity
Income Category Max Density (du/ac) Realistic Unit
Capacity
Lower-Income 12-65 du/ac 270
Moderate-Income 8-15 du/ac 257
Above-Moderate-Income 1-25 du/ac 129
Total — 656
1978
Housing Sites Inventory
1979
Vacant Sites in the Tahoe Valley Area Plan
1980
Vacant Sites in the Mid-Town Area Plan
1981
Entitled and Approved Projects
Map
No. Project Total Units Lower Mod. Above Mod.
1 8-Unit Residential –
1389 Emerald Bay Rd
8 – – 8
2 F Street Residential –
1971 F St
12 – – 12
3 HVR Acquisition Phase 2
– 3794 Montreal Rd
12 – – 12
4 3900 & 3908 Lake Tahoe
Blvd
75 72 1 2
5 Fremont Multi-Family –
1050 Fremont Ave
11 – – 11
6 Sugar Pine Village –
1888 Lake Tahoe Blvd
60 60 – –
7 821 Stateline Avenue 1 – – 1
Total 179 132 1 46
1982
Projected Accessory Dwelling Units (ADUs)
Income Category Projected ADUs Share of Total
Lower-Income 18 38%
Moderate-Income 15 31%
Above-Moderate-Income 15 31%
Total 48 100%
• Projection reflects 6 ADUs per year (based on 2020–2025 permit history) over the 8-year period
48 ADUs
projected over 2027–2035 (~6/yr)
1983
Meeting the 7th Cycle RHNA
Income Category RHNA Approved
Projects
Vacant
Sites
Projected
ADUs
Total
Capacity Surplus
Acutely Low 14
132 270 18 420 +351
Extremely Low 22
Very Low 27
Low 42
Moderate 53 1 257 15 273 +220
Above Moderate 133 46 129 15 190 +57
Total 291 179 656 48 883 +627
1984
Housing Element Programs
1985
The 7th Cycle (2027–2035) Housing Element includes 45 programs organized under 7 goals:
6 programs
1. New
Construction
15 programs
2. Affordable
Housing
10 programs
3. Rehabilitation
& Conservation
5 programs
4. SpecialNeeds Housing
5 programs
5. Equal
Opportunity &
Fair Housing
3 programs
6. Energy
Conservation
1 program
7. Neighborhood
Preservation Total
45 Housing Element Program
1986
Program Requirements
Each program must include the following:
Action: The specific step the City will take
Responsible Party: The department(s) that carry out the action Timeframe/
Schedule: A defined implementation date or milestone
Funding Source: How the action is funded (e.g., general fund, grant funding) Quantified
Objective:
A measurable target (e.g., units, households, ordinances to adopt, meetings)
Each program must be reported on to HCD April 1 of each year. 1987
Key Programs to Meet State Law
Program 1-4 Using Local Incentives: Directs projects to Community Plans/Area Plans where incentives already
exist, post ADU Guidebook; offer Density Bonus consistency with State law
Program 1-5 Clarify How Residential-Care Facilities Are Allowed: Amends zoning so group homes of all sizes are
allowed by right in residential districts.
1988
Key Programs to Meet State Law
Program 3-4 Preservation and Acquisition: Supports
nonprofit acquisition and rehabilitation of at-risk properties; monitors subsidized units for conversion.
Program 3-6 Replacement of Lost Units: Requires
replacement of lower-income units lost to new
development.
Program 4-4 Definition of Family: Updates the City’s
definition of "family”.
1989
Program 1-1 Mixed-Use Development: Allows housing in
commercial/mixed-use areas
Program 1-6 Small Lot Consolidation: Assembles parcels into developable sites
Program 2-2 Partnerships for Workforce Housing:
Employer partnerships to build workforce units
Program 2-4 Analysis of State Lands: Identifies public land for housing
Key Programs to Assist with Affordable Housing
1990
Key Programs to Assist with Affordable Housing
Program 2-5 Student & Faculty Housing: Supports Lake
Tahoe Community College campus housing
Program 2-6 Assist Housing Developers:
Technical/financial support to housing developers
Program 2-8 Mitigation of TRPA Regulations: Unlocks
density bonuses/allowances to enable projects
Program 2-10 Inclusionary Housing Ordinance: Requires affordable units in new development
1991
Program 4-1 Reasonable Accommodation and Land
Coverage: Eases accommodation requests and landcoverage limits so housing can reach max allowable density Program 4-2 Special-Needs Housing: Works with
providers to meet the needs of seniors, large families, and other special-needs groups
Key Programs to Assist with Special Needs Groups
1992
Program 4-3 Childcare and Intergenerational Facilities:
Explores a program pairing affordable housing with on-site childcare and intergenerational uses.
Program 4-5 Tribal Housing Coordination and Partnership:
Supports housing for off-reservation Washoe tribal members.
Key Programs to Assist with Special Needs Groups
1993
Affordable Rental Shortage
Program 2-10 Inclusionary Housing: Monitors the inclusionary ordinance and in-lieu fees to keep affordable units producing.
Workforce & Seasonal Gaps
Program 2-2 Partnerships for Housing: Public-private partnerships to develop new housing opportunities for employees.
Barriers for Vulnerable Populations
Program 4-2 Special-Needs Housing: Works with housing developers/service providers for seniors, large families, people with disabilities, and homeless residents.
Language & Digital Barriers
Program 2-13 Multilingual Housing Access through Existing Partners: Multilingual materials, in-person navigation, and digital support via the Family Resource Center, hotline, and library.
Key Programs to Address the Outreach Findings
1994
Fear of Retaliation
Program 5-4 Fair Housing: Hotline, complaint referral, and underserved-group outreach.
Emergency & Transitional Gaps
Program 4-2 Special-Needs Housing: City to work with the Tahoe Coalition for the Homeless and local partners to address the needs of residents.
Regulatory & Market Limits
Program 2-8 Mitigation of Tahoe Regional Planning Agency (TRPA) Regulations: Includes TRPA Code amendments, a new Area Plan replacing Plan Area Statements, and grading season flexibility.
Coordinated City Leadership
Program 2-11 Inter-Agency Housing Program Coordination: Builds capacity by naming a lead management organization and funding.
Key Programs to Address the Outreach Findings
1995
Project Schedule
1996
Proposed Project Schedule
Task Proposed Timeline
Community Workshop March 25, 2026
Planning Commission (First public meeting on the Housing Element update) April 16, 2026 Family Resource Center Cafecitos Workshop April 22, 2026 Business Community Workshop June 9, 2026
Planning Commission Meetings to Present the Draft August 20, 2026 City Council Meeting to Present the Draft September 8, 2026 Consider and Incorporate Public Comments (10 business days) September 9, 2026 Submit Draft Housing Element to HCD (90-day review) September 22 – December 21, 2026 Submit Draft Housing Element to HCD (2nd review 60 days) January - March PC and CC Adoption Hearings March/April
Submit Adopted Housing Element to HCD – Certification (60 days) April - June 1997
Thank You!
1998
City of South Lake Tahoe
Agenda Item Executive Summary
Hilary Roverud, City Manager
__________________________________
Meeting Date: September 8,
2026
Agenda Item #:19
Agenda Item: Agenda Planning Calendar
Requested Action / Suggested Motions: Identify, with consent of at least two Council Members, any desired future agenda items, and/or modify the Agenda Planning Calendar as desired.
Responsible Staff Member: Susan Blankenship, City Clerk and Hilary Roverud, City Manager Attachments:
APC 09 02 2026.pdf
1999
2026 Agenda Planning Calendar (Updated 09 02 2026)
Agenda Item Section
Sept 22, 5:30 p.m. City Attorney Ord-Non-Res Structures Abandoned Construction (First Reading) NB Sale and Use of Glyphosate in the City NB
City Clerk Parks & Rec Commission Vacancy NB
City Manager Economic Development PSA Consent
Civic Spark Donation MOU Consent
Finance Quarterly Budget and Financial Status Report as of June 2026 Consent Collections PSA Consent
Investment Portfolio Report as of June 2026 Consent
Accounting Consulting Services Agreement Consent
Parks & Rec Future of Senior Center NB
Oct 6, 5:30 p.m. City Attorney Ord-Non-Res Structures Abandoned Construction (Second Reading)Consent City Clerk Ordinance Increasing City Council Compensation (First Reading) NB Dev Services Sign Ordinance Amendments (First Reading ) UB Finance GAAN Limit Consent
Parks & Rec Ice Arena Concessionaire Agreement NB
2000
2026 Agenda Planning Calendar (Updated 09 02 2026)
Police Patrol Car Purchase Consent
Public Works LTRA Project Ranking Consent
Resolution of Intent to Abandon Paradise Ave Consent
Nov 3, 9:30 a.m. Airport Airport Master Plan adoption NB CA/CM Ethics Policy Update Consent
City Clerk Ordinance Increasing City Council Compensation (Second Reading) Consent City Manager Becoming a BearWise Community NB
Dev Services TVAP/South Y Area plan Amendment NB
Tahoe Living Housing and Mobility Fees UB
Sign Ordinance Amendments (Second Reading) Consent
Finance TID Annual Report NB
Budget Carry-Forward Consent
PD/CA Pedestrian Only Zone Ordinance (First Reading) NB Public Works Paradise Avenue Right-of-Way Abandonment PH Stateline Complete Streets Consulting PSA Consent
Nov 17, 5:30 p.m. City Manager Community Benefit Grant Awards Consent 2001
2026 Agenda Planning Calendar (Updated 09 02 2026)
Dev Services PC + BBOA + ALUC Comission Annual Reports Consent Parks & Rec ACT + P&R + ICOC Comission Annual Reports Consent Police PAC Annual Report Consent
Existing Cell Tower License Agreement Consent
PD/CA Pedestrian Only Zone Ordinance (Second Reading) Consent Public Works Update on Reduction of Plastics in the Environment NB Drainage Master Plan Consultant Award Consent
Dec 1, 9 a.m. City Clerk Certification of Election
Outgoing Councilmember Recognition
Oath of Office
City Council Re-Organization Mayor/Mayor Pro Tem
City Council Assignments to Boards & Commissions
2027 City Council Meeting Schedule
PD/PW Shared Mobility Device and Bicycle Safety Regulation Discussion NB Public Works Prioritization of Bikes at City Intersections and Bike Lanes NB Dec 15, 5:30 p.m. City Clerk City Council Protocols Update NB If Electi
Certifie
December
these items
brought fo
Decemb
2002
2026 Agenda Planning Calendar (Updated 09 02 2026)
City Manager Progress on Joining a CCA NB
Dev Services Food Truck Ordinance Review NB
Finance Annual ROPS Approval Consent
Investment Portfolio Report as of September 2026 Consent Quarterly Budget and Financial Status Report as of September 2026Consent HR Minimum Wage Increase Consent
January
February
March
April
CA/PD Shared Mobility Device Ordinance 2027 review
Crescent V Parking Enforcement Agreement
City Manager LTCC Fire Training Center Coverage Agreement Exploration of becoming a public electric utility
City Green Card Assistance Program
Unscheduled/Pending
2003
2026 Agenda Planning Calendar (Updated 09 02 2026)
Grants/Funding for Undergrounding Utilities
Legislative Agenda
LTBMU Permit Program Funding
TID Disolution or Funding Allocation Changes
Dev Services Performance Bond as a Condition of Demolition Evaluate Feasibility - Res. Area Plan/SB9 & Remove Tourist Accomodation Update on Inclusionary Housing and Expansion to Timeshares Tobacco Retail Ordinance
Finance Financial Policies Update inc. Local, State & US Preference Informational Item - Check Cashing
Fire MOU Ratification of Auto Aid with TDFD
Grants for Homeowner Defensible Space
LVFD MOU update for data sharing
CTC Land Access Agreement for Airport project
Parks & Rec Events and Facitilies Naming Rights Discussion El Dorado Boat Ramp Dock Replacement Purchase
2004
2026 Agenda Planning Calendar (Updated 09 02 2026)
Regan Beach Environmental & Design RFP
Police Barton Community Health Needs and Harm Reduction Update SANE Presentation with Barton
Heavenly Village Employee Discount Parking Passes
Ratification of Application for CalOES DVRT
Massage Ordinance Update/Amendments
Police/PW Bike Paths/Speed Bumps, Bike Parking, Vehicle Parking 2026 Update to Parking Fees in the Bellamy Parking Garage Public Works Geothermal Use Discussion Item
Rufus Allen/Rec Center Parking & Pedestrian Access
Paving Policy Prioritization of Total Users
Award of PD Roof Replacement
TTD US 50 Plans Presentation
Lakeview and Ski Run Electrical Upgrades
Facilities Condition Assessment
2005