Proposed Area Plan Amendments

WORKSHOP AND SCOPING NOTICE 
Tourist Core Area Plan/Specific Plan & Pioneer/Ski Run Plan Area Statement 092 & Lakeview Heights Plan Area Statement 085 Boundary Line Amendment 

South Lake Tahoe

PROJECT DESCRIPTION

The City of South Lake Tahoe (City),Tahoe Regional Planning Agency (TRPA), Tahoe Transportation District (TTD) and Pacific Development Group (PDG) are seeking public scoping comments on a joint proposal to amend the boundaries of the City of South Lake Tahoe Tourist Core Area Plan/Specific Plan (TCAP), the Pioneer/Ski Run Plan Area Statement 092 (PAS 092), and Lakeview Heights Plan Area Statement 085 (PAS 085). The proposed amendment would amend the TCAP boundary to incorporate three parcels located in the PAS 092 and PAS 085. The parcels to be incorporated into the TCAP are APNs 028-081-02, 028-081-04, and 028-081-15. The three parcels total 1.61 acres in size and are located east of the intersection of Ski Run Boulevard and Pioneer Trail and abut the TCAP boundary. The purpose of the proposed amendment is to facilitate the development of affordable community housing, and the amendment would enable an increase in land coverage, height, and density to permit the potential development of approximately seventy-seven (77) multi-family dwelling units on the subject parcels when combined with two other parcels currently located in the TCAP.

The proposed amendment would amend the existing Tourist Center Mixed-Use Corridor (TSC-MUC) boundary to incorporate the three subject parcels. The subject parcels would be eligible for a maximum height of up to 56 feet, maximum land coverage of 70%, and a maximum density of 25 dwelling units per acre. See maps below for the existing zoning map and proposed boundary amendment to incorporate the three subject parcels.  

EXISTING CONDITION

One parcel (APN 028-081-15) is entirely located in PAS 092. Two parcels (APN 028-081-15 and 028-081-02) are primarily located in PAS 092 with a small southerly portion of the parcels located in PAS 085 (see Existing Area Plan/Plan Area Boundaries Map below). Multi-family is an allowed use in PAS 092; however, only at a density of 15 units per acre. Multi-family is not a permissible use in PAS 085. Some commercial uses are currently allowed in PAS 092 with a Special Use Permit. One parcel currently sits vacant, one is developed with two small cabins, and the third has an existing dirt road that provides access to five parcels located just east of the subject parcels. The subject parcels are surrounded primarily by single-family residential uses to the north, east, and south and to the west by a vacant commercial parcel and existing commercial uses. Parcels adjacent to Ski Run/Pioneer intersection include an existing firehouse and the Aspens affordable multi-family housing development.

DESIRED CONDITION

The subject parcels will be incorporated within the Tourist Center Mixed-Use Corridor District. The primary list of permissible uses, maximum densities, land coverage, and height that would apply to the subject parcels are shown in the table below. As described above, the proposed amendment would result in the subject parcels being eligible for a maximum height of up to 56 feet, maximum land coverage of 70%, and a maximum density of 25 dwelling units per acre for multi-family uses. The subject parcels would also be eligible for a maximum density of 40 dwelling units per acre for tourist accommodation uses. Although tourist densities of up to 40 units per acre are allowed in the Tourist Core Mixed-Use and some additional commercial uses are allowed, these additional uses would be excluded from the subject parcels.

HOW TO COMMENT AND TIME FRAME

The City and TRPA request your comments on the scope and content of the environmental analysis to be prepared for the proposed TCAP Amendment. Written comments would be most helpful if received by November 26, 2019. Written comments may be submitted by mail, fax, or email to either agency contact provided below. Submit hand-delivered comments to the City during business hours - 8:00 AM to 4:00 PM Monday - Friday.

Agency Contacts

City of South Lake Tahoe: John Hitchcock, Planning Manager, 1052 Tata Lane, South Lake Tahoe, CA  96150.  Phone: (530) 542-7472 Email: jhitchcock@cityofslt.us

TRPA: Karen Fink, Housing Ombudsman, 128 Market Street, P.O. Box 5310, Stateline, NV, 89449 Phone: (775) 589-5258 Email: kfink@trpa.org 

PUBLIC WORKSHOP

A public workshop will be held for interested stakeholders to learn more about the proposal and to submit comments directly to agency staff and the environmental consultants. The workshop will be held on November 14, 2019, at the Forest Suites Resort at Heavenly Village, 1 Lake Parkway, South Lake Tahoe, California. The workshop will begin at 5:30 PM with an opportunity to review application materials and maps followed by a question and answer period.

                                        PAS 085
                                Lakeview Heights                   
                  PAS 092 
            Pioneer/Ski Run 
                                Tourist Core Area Plan
                               Tourist Center Mixed-Use 
                                           Corridor
Residential
Land Use Category
 Allowed         Density Allowed   Density
(See Note 1)
       Allowed          Density
Employee Housing No   Special Use 15 DU/Acre Yes 15 DU/acre
Multiple Family Dwelling No   Yes 15 DU/Acre Yes 25 DU/acre
Multi-Person Dwelling No   Special Use 25 Persons/Acre Special Use 25 Persons/Acre
Single Family Dwelling Yes 1 Unit Per Parcel
Secondary Residence
authorized if parcel is greater
than 1 acre
Yes (Condos
allowed)
1 Unit Per Parcel
Secondary Residence
authorized if parcel is 
greater than 1 acre
Yes (includes 
condos)
 
                     PAS 085
             Lakeview Heights
                            PAS 092
                        Pioneer/Ski Run
                       Tourist Core Area Plan
                     Tourist Center Mixed-Use
                                Corridor
Land Coverage                Up to 30%                           Up to 30%                      Up to 70% with Transfer
Height              Up to 42 Feet
              (See Note 2)
                        Up to 42 Feet
                        (See Note 2)
                                  56 Feet

Note 1 - Per the TRPA Code of Ordinances Section 31.4.1, affordable housing developments may be eligible for a 25% increase in density (or 18 units per acre) for areas outside of an adopted area plan.

Note 2 - Per the TRPA Code of Ordinance Section 37.4.1, maximum height is calculated based on percent slope across a building site and proposed roof pitch.

Existing Area Plan/Plan Area Boundaries

Existing Area Plan Boundaries.pdf

Proposed Boundary Amendment

Proposed Boundary Amendment.pdf