Housing in South Lake Tahoe: The Housing Element

SOUTH LAKE TAHOE, Calif. - Affordable, low-income, workforce housing has been at the forefront of conversations, planning, and complaints not only across the country but also in South Lake Tahoe.

South Tahoe Now will be looking behind the scenes to get an idea of what is underway, being planned, or still on a "to-do" list. First, a review of what determines local projects needs to be understood.

The term "Housing Element" has been in the California news this week as the deadline for cities to turn in their housing plans loomed large at the end of the day on January 31.

Since 1969, California has required that all local governments (cities and counties) adequately plan to meet the housing needs of everyone in the community. That framework of how the city or county will adopt housing plans is required and must be updated.

Each local government in California must adopt a comprehensive, long-term general plan for the physical development of the city or county. The housing element is one of the seven mandated elements of the local general plan. Housing element law requires that local governments adequately plan to meet the existing and projected housing needs of all economic segments of the community. For the private market to adequately address housing needs and demand, local governments must adopt land use plans and regulatory systems that provide opportunities for, and do not unduly constrain, housing development, according to the Holland & Knight Law Firm.

These housing elements must be updated every eight years. At the time of the new plan, progress made since the previous plan must also be included.

The City of South Lake Tahoe held numerous meetings with stakeholders, including public outreach sessions, before submitting it in 2022. It was certified by the State in August without any revisions required. See the 262-page document HERE. Maintaining the City's compliance with state Housing Law is important for their eligibility to apply for the state funding needed for affordable housing projects but also for funds tied to roads and transportation.

What hit the news this past week was the large number of cities and counties that failed to adopt their housing elements and submit them to the state before the deadline. Once that deadline is missing, what is known as a "Builder's Remedy" could take place.

Builder's Remedy is a tool meant to streamline housing development, providing developers the option to file an application for a housing development project, opening up a community to housing development beyond what is normally allowed. That project would have to be at least 20 percent low-income housing or 100 percent moderate-income housing and does not have to be in conformance with a jurisdiction's zoning or General Plan. All of the cities and counties that failed to turn in their Housing Elements are subject to this rule, but there are grace periods and litigation that could possibly be used, time will tell.

Many California cities could see numerous projects proposed, including high-rise apartments, as long as health and safety codes are followed.

Since the 2014 South Lake Tahoe Housing Element, the City has accomplished the following:

In order to streamline residential development permitting and increase development affordability and certainty, the City adopted residential development and design standards that accommodate a variety of housing types to meet various housing needs and provide opportunities for ministerial
review.

The City created incentives for mixed-use development in the Tourist Core and Tahoe Valley Area Plans to encourage the production of multiple housing types to meet a variety of household needs and sizes.

The City worked with TRPA to permit the conversion of commercial use or tourist use development rights to residential use development rights in order to promote the construction of new units and increase housing options in the city.

The City adopted policies to prioritize affordable housing development on City-owned land and utilizing City-owned commodities. The City donated land and sewer units to St. Joseph Community Land Trust which will result in the construction of three deed-restricted moderate-income homes.

The City partnered with Related California to develop the Sugar Pine Village affordable housing project, which will provide 248 low-income units to residents once constructed.

Through the Multi-Family Inspection Program, the City partnered with Vail Resorts and Lake Tahoe Community College to ensure safe and sanitary housing conditions for students and the local workforce. From 2019 through 2020, the City certified 825 multi-family units. The City also expanded the program to inspect single-room occupancy units (SROs) in hotels and motels that were being used for long-term rentals.

The City participated in the TRPA Housing and Community Revitalization Group, which supported code amendments for ADUs in 2021 in order to increase the affordable housing stock in the city and the Tahoe Basin.

The City has partnered with the California Tahoe Conservancy to develop 70 “achievable” housing units (125% of Median Income) as part of a mixed-use development on CTC Asset Lands.

The City provided technical services and worked with non-profits to maintain and preserve Sierra Gardens, an existing subsidized apartment complex.

The City maintained the Housing Issues Hotline to assist residents with tenant-landlord concerns and substandard housing units.

The City enforced Measure T, passed in 2018, which prohibits vacation rentals in residential zones with the goal of preserving the existing housing stock for local residents and increasing housing options long-term.

The City partnered with Tahoe Coalition for the Homeless to obtain Community Development Block Program CV-2 and CV-3 funds for the rehabilitation of properties purchased with HomeKey program funds.

The City adopted a process for converting motels to SRO properties to increase the affordable housing stock. Since its adoption, the City has certified at least 188 SRO units.

The City incentivized housing development within the Tourist Core and Tahoe Valley Area Plans where transit and commercial amenities are walkable for residents.

Tomorrow: More on the current housing situation in South Lake Tahoe.