City of South Lake Tahoe, CA Article V CITYWIDE DESIGN STANDARDS

§ 6.10.090 Purpose – Intent – Applicability.

A. Purpose. The scenic beauty of the Lake Tahoe region has been recognized as a national treasure through many eyes, including those of the U.S. Congress. The visual quality of the natural landscape is the primary contributor. National treasure status has afforded the region unparalleled stewardship. The concept of stewardship carries through to the design and development of the built environment and the way it fits into the natural setting becomes critical. This Manual of Design Standards and Guidelines represents a concerted effort to keep this area a national treasure while accommodating the sensitive development and use of land.

B. The Intent. The citywide design standards relate to the aesthetic considerations of project development. There are other codes, i.e., the Plan Area Statements and Other Land Use Regulations or the TRPA Code, that will outline the parameters which you are entitled to use in developing your property. These standards will tell you how to aesthetically and sensitively refine those parameters into a project that will fit into the natural setting.

C. Applicability. The development and design standards contained in this article are applicable to projects that include any of the following components:

1. New, rebuild, remodel, modification or relocation of structures greater than 120 square feet;

2. Expansion or additions to existing structures greater than 500 square feet or five percent of the existing floor area;

3. Expansion or addition to existing structures which increase structure height;

4. New or modified parking areas containing four or more parking spaces;

5. Projects which involve the addition of 1,000 square feet or more new hard land coverage;

6. Projects that are not exempt from CEQA; and

7. Other proposals without buildings or structures which may potentially affect the general appearance of the city, including public projects, such as erosion control projects.

D. Exceptions. The above projects are required to comply with all the design standards contained within this article as a part of their project approval, with the following exceptions:

1. Projects for which the cost of public improvements may be prohibitive, based on a case-by-case review, may submit schedules for compliance. Depending on the magnitude of the improvements, the maximum schedule for completion shall be five years.

2. Projects which are in assessment districts (or are contained in approved public works projects) which are committed to implement the public improvements.

3. Projects for which the city has found the standard not to be applicable as a result of the city variance process (SLTCC § 6.55.630). The city shall consult with the TRPA regarding exceptions and required TRPA findings, including those which may affect the scenic thresholds on Highway 50, 89 and Pioneer Trail. (Note: the TRPA cannot approve a variance to a scenic threshold if it affects the scenic threshold rating.)

4. Exterior remodeled structures shall only be required to comply with those standards which are directly affected by the construction.

E. Approval Process.

1. Table 1 below identifies the review authority responsible for making decisions on permits where the development and design standards of this article apply and the appeal authority for each type of application. Except as indicated otherwise in this article, the appeal procedures in Chapter 2.35 SLTCC apply.

Table 1. Review Authority
Type of Decision	Role of Review Authority
	Director (or Staff Designee)	Planning Commission	City Council	Public Hearing Required
Minor Design Review	D
Major Design Review		D	A	Yes
Major Design Review – Multifamily Objective Standards	D	A		No
Single-Family, Duplex, Triples Objective Standards	D	A		No
Special Use Permit		D	A	Yes
Fence Permit	D	A	A	No
Permit Extensions/Revisions	At the discretion of the director with the authority to refer to the planning commission

2.

"Director"

means the director of development services of the city of South Lake Tahoe or the director's designee.

(Ord. 903; Ord. 985 § 1; Ord. 1105 § 1 (Exh. B); Ord. 1152 § 2; Code 1997 § 5-17)

§ 6.10.100 Procedures for compliance.

A. To use these provisions the following steps should be taken:

1. Review all codes applicable to your property.

2. Determine whether your property lies within the boundaries of a plan area, community plan or area plan. Projects proposed within a community plan or area plan are subject to design and development standards contained in those plans.

3. Determine whether your property lies within the Airport Influence Area of the Lake Tahoe Airport. Properties within the AIA are subject to policies and standards contained in the adopted Lake Tahoe Airport Land Use Compatibility Plan.

4. Residential projects are subject to the standards contained in Chapter 6.85 SLTCC.

(Ord. 903; Ord. 1152 § 2; Code 1997 § 5-18)

§ 6.10.110 Site design.

A. Site Determinants. Site design or site planning is the arrangement of indoor and outdoor spaces to accommodate the activities of a proposed use. An important goal of site design is to fit the buildings and other structures into the landscape in such a way that leaves the natural features of the site intact and functional, and screen undesirable uses and structures from public view.

1. Standard: Natural Features. Existing natural features outside of the building footprint shall be retained and incorporated into the site design to the greatest extent feasible. Projects shall be designed to avoid disturbance of rock outcrops and stream environment zones and to minimize vegetation removal and maintain the natural slope of the project site.

2. Standard: Use of Disturbed Areas/Revegetation. Projects shall be designed to use existing disturbed areas rather than undisturbed areas and revegetate the areas not covered with impervious surfaces for the siting of all improvements except when:

a. Disturbed area is precluded from development by setbacks or other limitations;

b. The disturbed lands are classified as sensitive lands and alternative sites classified as nonsensitive exist on the parcel;

c. The use of the disturbed lands would require more total disturbance than use of undisturbed lands;

d. Avoidance of other development impacts is of more importance than the preservation of undisturbed areas; and

e. The degree of existing disturbance is minor, and the area shall be restored as part of the project.

3. Standard: Screening of Service Areas. Site design shall provide a positive visual screening of service areas. This includes service yards, maintenance yards, warehousing areas, outdoor storage (including autos waiting repair) and above-ground fuel storage tanks, dumpsters and the like.

Positive visual screening of service areas shall be accomplished by use of landscaping, building orientation, walls or sight-obscuring fencing (also see Article VI of this chapter). Said walls or fencing shall conform to Article VI of this chapter, be a minimum of six feet high and utilize landscaping to soften the "public" side of the wall or fence.

4. Standard: Pedestrian Circulation. A pedestrian circulation system shall be incorporated into the site plan to assure that pedestrians can move safely and easily both on the site and between properties and activities within the neighborhood year-round.

5. Standard: Dumpster Enclosures Design Standards. All commercial properties shall be required to have dumpster enclosures conforming to the following:

a. Enclosures shall be constructed of either wood or concrete block and placed on a concrete base which has a slight slope to allow for drainage.

b. Enclosures shall be constructed to allow for a one- to two-foot space on either side of the dumpster(s) for easy maneuverability.

c. A gate will be required unless the opening faces into the property and is not visible from a public street or adjacent properties. The gate shall be sight obscuring and have a minimum of a one-foot clearance to allow for ice and snow buildup. (Note: Chain link with wooden slats does not qualify as sight obscuring. See Article VI of this chapter.) If the gate is required to be removed for repair purposes, it shall be replaced within one month unless an extension is requested due to unforeseen circumstances.

d. If the enclosure is to be of wooden materials, it shall be constructed of substantial materials including a minimum of four-by-four posts, galvanized pipe, and bolts. See city staff for preapproved design.

e. Exceptions to the setback requirement (with applicable conditions) shall be permitted provided the findings of SLTCC § 6.55.630, Granting of variance, can be made.

f. A building permit shall be required for the enclosures and will include a fee. The preapproved plans will not require plan check or design review/fee (see city planning staff for preapproved designs).

Note: If the enclosure is being constructed on existing hard coverage, a qualified exempt will be required from TRPA; if constructed on soft coverage or an area that was not previously covered, TRPA review will be required.

g. It is the responsibility of the property owner or designated manager to maintain access to the dumpsters during inclement weather which includes adequate gate clearance.

h. There shall be no refuse or bulk items accumulating around or within the enclosure. In the event this problem occurs, the provisions of SLTCC § 4.150.110 will apply which allows the city to authorize a special pickup or increase the number of weekly pickups.

B. Designing for View. Due to topography, landform and the outstanding natural landscape features in the region, views and viewsheds take on added importance as site design features. The economic importance of views and viewsheds is readily apparent in the relative cost of homes and land which have views. When analyzing views and viewsheds, your goal should be to identify the location and extent of views from your site as well as views to your site. A good rule of thumb is that if you can see a particular place such as a road or a recreation area or even a neighbor's house from your site, then a person in any of those locations can likely see your site.

Views come in a variety of shapes and sizes. These can range from a filtered view of the lake through a stand of trees to a panoramic view of an entire shoreline with no visual obstructions. It is important to identify and map all the views you can. It is just as important to consider views to your site from public places such as roads, the lake, and recreation areas as it is to consider views out from your site. How your project affects views from public places will in the long run be more important to maintaining the scenic quality of and visual access to those resources which attract people in the first place.

The following standards only apply to a building's additional height, as permitted by the TRPA Code of Ordinances, Chapter 22:

1. Standard: When viewed from major arterials, scenic turnouts, public recreation, areas or the waters of Lake Tahoe, but not less than 300 feet, the additional height will not cause a building to extend above the forest canopy, when present, or a ridgeline.

2. Standard: The building shall be designed to minimize the interference with the existing views within the area to the extent practicable.

3. Standard: That portion of the building which is permitted the additional height shall be adequately screened as from major arterials, the waters of lakes, and other public areas from which the building is frequently viewed.

The adequacy of the screening is based on a combination of the following which cause the additional height to blend or merge into the background:

a. The horizontal distance from which the building is viewed;

b. The extent of screening;

c. The proposed exterior colors and materials.

C. Grading and Drainage.

1. Standard: Cuts.

a. The maximum cut slope shall be determined on the basis of the risk of soil instability or soil erodibility as shown by an information report or other available information.

b. If the material of the slope is of such composition and character as to be unstable under anticipated conditions, the city (and referred to the TRPA) shall require such measures as are necessary to ensure the stability of the slope. Such measures may include, but are not limited to, reduction of the slope angle and mechanical stabilization of the slope.

c. Setbacks shall be as set forth in Chapter 70 of the Uniform Building Code. As a condition of approval, the [city] TRPA may impose setbacks as set forth in the design review manual. (Note: Uniform Building Code, Chapter 70, Grading Setbacks)

d. Where mechanical stabilization or containment of the slope by other than the use of natural material is employed, conditions of approval may require screening by vegetation.

2. Fills.

a. The maximum fill slope shall be determined on the basis of the risk of instability or soil erodibility as shown by an information report, a subsurface soil and geological report or other available information.

b. No organic material, such as vegetation or rubbish, or any other material not capable of proper compaction, or otherwise not conducive to stability, shall be permitted in fills.

c. Borrowing for fill is prohibited unless approved by the [city] TRPA.

d. All fills shall be compacted to a minimum of 90 percent of maximum density as set forth in Chapter 70 of the Uniform Building Code.

e. Grading setbacks shall be as set forth in Chapter 70 of the Uniform Building Code. As a condition of approval, the [city] TRPA may impose setbacks as set forth in the design review manual.

3. Standard: Grading. All grading shall be kept to a minimum. Extensive regrading of a site to create building pads for construction is not recommended. Buildings shall be fitted to the land with graded areas limited, whenever possible, to the portion of the site to be covered by the structure. When graded areas cannot be covered by the structure, they shall be screened from public views by the building.

In order to minimize the visual impacts associated with grading, the following is required:

a. The overall shape, height and grade of any cut or fill slope shall be designed to simulate the existing natural contours and scale of the natural terrain of the site;

b. The angle of a graded slope shall be gradually adjusted so that it merges smoothly into the angle of the natural terrain;

c. Graded slopes shall be promptly revegetated with a ground cover or combination of ground cover, shrubs, and trees to reduce the visual impact of the graded slope and to stabilize the slope and minimize erosion. Rocks may be used to help stabilize graded slopes; however, they should be used sparingly and interspersed with trees, shrubs and ground cover.

4. Standard: Roadway Dimensions. Minimal roadway dimensions shall be required to reduce the amount of grading to reduce the visual impact. The extent of the dimension shall be a result of the environmental process.

5. Standard: Disruption and Revegetation of Site. Grading shall be designed to minimize the disruption to existing vegetation (including ground covers, shrubs, and trees). Revegetation of graded areas shall utilize plant materials that will blend well with the surrounding vegetation and are on TRPA's List of Approved Plant Species. (Also see TRPA Handbook of Best Management Practices.)

6. Standard: Slope Contours. When graded slopes (either cut or fill) extend horizontally for more than 100 feet (such as along roadways), the contours shall be curved or broken to create an undulating bank with greater visual variety and a more natural appearance.

7. Standard: Retaining Walls. The maximum height of retaining walls shall be limited to eight feet. When slopes greater than eight vertical feet must be retained, terraces shall be used to create smaller grade changes (three to five feet or less). Areas between terraces shall be wide enough to accommodate landscape planting pockets to soften the wall's appearance. Downhill sides of retaining walls shall also be planted in order to help screen the structure. Also see the TRPA Handbook of Best Management Practices.

Long, straight unbroken retaining walls (greater than 100 feet) with no articulation or other surface features are not permitted.

8. Standard: Sediment Basins. The basins shall be designed to integrate with the natural environment using such techniques as terraced sides to remove the "cut" appearance of basins, curvilinear design rather than rectangular design forms, and the use of low fencing (three feet high) with landscaping to integrate the fence with the site.

D. Screening Methods.

1. Standard: Fences and Walls. Sight-obscuring fences and walls shall be used to provide a positive visual screen and shall conform to the city fence requirements which provides standards for wall and fence location, materials and construction standards.

2. Standard: Landscape Material. The use of landscape material to provide a positive visual screen shall not be allowed unless the landscape material is of sufficient density and size to provide the positive visual screen. Said plant material may be either existing or new or a combination of both.

(Ord. 903; Ord. 1152 § 2; Code 1997 § 5-19)

§ 6.10.120 Building design.

This manual does not advocate a building style, but rather focuses on various elements that need to be incorporated into the building. Design style may be discussed within each community plan area.

A. Design.

1. Standard: Building Design Compatible with Environment. The design of buildings shall take into account:

a. Provisions for usable outdoor spaces;

b. Use of a comprehensive design palette;

c. Establish an architectural style;

d. Articulate building facades;

e. Roof design;

f. Design for snow, including safe placement of electrical and gas meters;

g. Incorporate signage into the building;

h. Integrate auxiliary structures including such elements as newspaper racks, phone booths, vending machines.

2. Standard: Screening of All Mechanical Equipment. The architectural design of a project shall also include elements that provide a positive visual screen of all mechanical equipment. Mechanical equipment includes, but is not limited to, utility hardware on the roof, building or the ground, refuse containers, satellite-receiving dishes, communication equipment, electrical transformer boxes, and the like.

3. Standard: Roof Treatment.

a. All new buildings and substantial roof modifications shall incorporate pitched roofs with a slope of no less than 5:1, nor more than 12:12, and shall not have flat roof areas. Exceptions to the flat roof area may be made by planning staff provided the following findings can be made:

i. The flat portion of the roof is not visible from a public right-of-way (parking lots are not considered public rights-of-way); and

ii. The flat roof area is the minimum necessary to comply with the building height requirements or to accommodate mechanical systems and the like; and

iii. Landscape screening specific to mitigate the impact of the flat roof is sited; or

iv. The flat roof is for covered parking, in which case the design of the structure must be concealed with architecture, site planning or landscape material so as not to be the predominant view from a public right-of-way.

b. Roof slopes greater than 12:12 may be used when the following findings are made:

i. The use of a greater roof slope is limited to turrets; and

ii. The allowable building height is not exceeded; and

iii. The turret comes to a point (no exception for flat roofs); and

iv. The approval is subject to the design review process; and

v. The steeper roof slope does not create, or create an illusion of, a mansard roof shape.

c. Roof slopes less than 5:12 may be used for public service buildings qualifying for additional height, as described in TRPA Code Section 22.4.A(5), provided the following findings can be made:

i. The lesser roof slope is required to minimize the additional height necessary for the building; and

ii. The roof slope and additional height are necessary for the functionality of the building specific to the public service (such as school gymnasiums or industrial functions); and

iii. The building complies with all design standards and guidelines to the maximum extent practicable.

4. Standard: Roofing Material. Roofs, including visible mechanical equipment and skylights, shall be constructed of nonglare finishes that minimize reflectivity.

5. Standard: Scale and Massing of Structures. The siting, scale and massing of new buildings and structures shall be subordinate to the area's scenic features. Projects shall not decrease the visibility of such features.

6. Standard: Building Materials and Color. See appropriate community plan for specific urban design standards and palette of materials and color. If location is not in a community plan, or the community plan does not establish a standard, see the design standards guidelines. For public service buildings that have industrial functions, and are not visible from Lake Tahoe, a designated scenic corridor, or a designated Class I or II bike path, exceptions may be made to the guidelines, provided the building is designed to be compatible with the surrounding environment and uses. The building design must not compete with surrounding elements for attention and building colors should not become de facto "signage" for the site. Color shall be earth-toned in darker shades. However, primary or other bright colors should be used sparingly as accents, such as on trim. All street frontages and areas adjacent to residential uses shall be well-landscaped to screen buildings to the maximum extent feasible.

7. Standard: Interior Spaces Exposed to Public View on US 50, Highway 89 and Lake Tahoe Boulevard. Those buildings containing such uses that have or require large doors, wider than six feet, that normally expose the interior space to public view during business hours, such as service stations and lube/oil stores, shall not be allowed to have the interior area visible from US 50, Highway 89 and Lake Tahoe Boulevard unless a permanent positive visual screen is provided.

B. Building and Structure Heights. Building and structure heights are primarily regulated by the TRPA Code, Chapters 15 and 22, and thus not reiterated here. For the redevelopment demonstration plan area, see the Stateline/Ski Run community plan area in this document for requirements. The redevelopment height standards take precedence over TRPA Code, Chapter 22.

From a scenic standpoint, however, building and structure heights need to address one primary issue, compatibility with the natural environment. Compatibility is evaluated based on preserving and even enhancing views of scenic features such as the lake, a ridgeline, or a meadow. This standard emphasizes preserving public or common views as opposed to individuals' views. When designing a project, it will be important to consider how it affects public views of scenic features.

1. Standard: Design of structures shall be compatible with natural environment. Based on the review process, buildings and structures shall be evaluated based on the impact the structure has on views of the natural environment as well as the scenic backdrop as seen from the public streets.

C. Historic Structures and Sites. Historic structures and sites at Lake Tahoe are an important link with the past. Today buildings are being reproduced in attempts to return to a distinguished design theme. Steeply pitched roofs, deep covered porches, dormers, board and batten siding, window mullions, and rock wainscoting are among design elements which helped create the "Old Tahoe" building style. Many of these design elements are being revisited as the region as-a-whole attempts to create a memorable impression as one of America's finest destination resort areas.

1. Standard: The construction, reconstruction, repair, maintenance and demolition of designated historic structures and sites shall conform to the Secretary of Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings. Copies of this document are available at the city offices. Also see TRPA Code, Chapter 29, for their review process.

2. Standard: At such time as the Tahoe Meadows homeowners develop design guidelines (as noted in the PAS 090), all required projects shall be designed consistent with these guidelines.

(Ord. 903; Ord. 985 § 1; Ord. 1152 § 2; Code 1997 § 5-20)

§ 6.10.130 Setbacks of buildings and structures.

Setbacks of buildings and structures from the street (property line) are traditional land use and site planning tools which serve several purposes. In commercial areas, building setbacks should be utilized to create visual interest to allow for substantial landscaped areas, and to avoid the tunnel-like effects associated with strip development along the highways.

A. Standard: Setbacks. The minimum setbacks of buildings and structures are regulated by:

1. The city of South Lake Tahoe Plan Area Statements and Other Land Use Regulations Code; or

2. The community plan; or

3. The redevelopment plan; or

4. Subsection 30.5.D of the TRPA Code.

The redevelopment and the community plans take precedence over the city plan area statements and other land use regulations should a conflict occur.

Note: Exceptions to the TRPA 20-foot setback for property fronting scenic roadways are regulated by Section 30.5.D of the TRPA Code.

B. Standard: SEZ Setbacks. Buildings, other structures and land coverage shall be set back from SEZs in accordance with Chapter 37 of the TRPA Code.

C. Standard: Other setbacks for grading are set forth in Chapter 64 of the TRPA Code.

(Ord. 903; Ord. 1152 § 2; Code 1997 § 5-22)

§ 6.10.140 Snow storage.

Accommodating snow removal and storage presents unique challenges to site planning and design. During snow months, roofs, parking areas, and walkways become areas which need to be cleared of snow for safety and convenience. When snow is not disposed of off site, provisions need to be made to store the snow on site. Of consideration in planning for snow storage is the ability to meet surface water discharge standards.

A. Standard: Commercial, tourist accommodation, industrial, public service, and recreation projects shall provide, within the project area, snow storage areas of a size adequate to store snow removed from parking, driveway and pedestrian areas or have arrangements by means of recorded easements or arrangements to remove and store accumulated snow off site. Adequacy and location of snow storage shall be approved by the city.

B. Standard: Snow storage infiltration shall conform to the TRPA's Handbook of Best Management Practices.

(Ord. 903; Ord. 1152 § 2; Code 1997 § 5-23)

§ 6.10.150 Landscaping.

Landscaping can be used to successfully integrate the built environment into the natural environment. It can also provide pleasant outdoor spaces for people, mitigate noise and air quality impacts, and help screen undesirable elements. Regional climatic and physiographic conditions generally impact landscape and plant materials and must be taken into account early in the design process. It is recommended that landscape design and planning take advantage of the different visual environments in formulating a design theme or concept as well as to conserve water.

A. Standard: Landscape Plan. A landscape plan shall take into consideration the following elements:

1. Planning and Design. Develop a landscape plan that allows for proper placement of plants and material.

2. Grouping of Plant Selection. Group by water needs (hydrozones).

3. Soil Analysis. Determine the type of soil and plant the appropriate plant material that will flourish.

4. Efficient Irrigation. Design and installation shall reflect hydrozones.

5. Practical Turf Areas. Place turf in appropriate areas to achieve maximum use.

6. Use of Surface Mulches. By using mulches, water at the root basins will last longer.

7. Appropriate Maintenance. Maintenance includes a sound water management plan. In order to establish newly installed plant materials, some form of irrigation system shall be provided. Once established, some form of permanent irrigation system shall be provided that will ensure the growth and survivability of the plant materials. Fertilizer use must be well thought out and carefully managed and is prohibited in SEZs.

B. Standard: Species on the TRPA recommended native and adapted plant list shall be used for lawns and landscaping. Modifications to these standards may be considered on a case-by-case basis by both the city and TRPA.

Plant species not found on the recommended native and adapted plant list may be used minimally in the landscape as accent plantings. Such plants shall be limited to borders, entry ways, flower beds, and other similar locations to provide accents to the overall native or adapted landscape design.

C. Standard: Minimum plant sizes and spacing for projects other than single-family home projects and erosion control/revegetation projects; the following spacing shall be required for woody plant materials at time of planting:

1. Trees shall be a minimum of six feet tall or one-and-one-half-inch diameter at breast height.

2. Shrubs shall be a minimum of three-gallon pot size where upright shrubs have a minimum height of 18 inches and minimum spread of 18 inches, and spreading shrubs have a minimum spread of 18 to 24 inches.

3. Ground covers shall be a minimum four-inch pot size or one-gallon container and shall be a maximum 24 inches on center spacing.

D. Standard: US 50 Landscape Concept.

1. To create a clean and attractive edge to the built environment, a turf edge shall be installed along the highway frontage at a minimum, between the curb line and the sidewalk, except at:

a. Locations of existing or restored meadows; or

b. Where a significant length of frontage is not developed and has existing natural vegetation.

2. To restore a vertical natural element to the highway and to reduce the impact of the built environment, each property shall be responsible for having randomly spaced evergreen trees within the front yard setback, said evergreen trees shall be Jeffrey Pine or approved equal. The number of trees required shall be based on a ratio of one tree per 35 feet of highway frontage. The exception to this standard shall be meadows and lake views which front on US 50. In those cases, the trees and shrubs shall be thinned or removed to "frame" or open views of the meadows or the lake. The depth of the removal or thinning shall be based on the design review process.

E. Standard: Obstruction of Views. New landscaping shall not be located in such a manner that would create safety problems or obstruct significant views, either when first installed or upon maturity.

F. Standard: Landscaped Setbacks. All structures shall have a landscaped setback (either existing natural vegetation or introduced plantings) from any public roadway. The existing practice of having no landscaping between the facade of a structure and the roadway is not allowed.

(Ord. 903; Ord. 1146 § 1; Ord. 1152 § 2; Code 1997 § 5-24)

§ 6.10.160 Exterior lighting.

The functional objectives in providing exterior area lighting are to illuminate areas necessary for safe and comfortable use. In certain situations, area lighting can add to the aesthetic appeal of a site by highlighting architectural features of a building or illuminating pathways and landscape plantings. In these instances, only the special features of a building or landscape can be illuminated.

A. Standard: Outdoor lights (including winter seasonal display) shall not blink, flash, change intensity or give the illusion of movement.

B. Standard: Temporary and seasonal installation of string lights, rope lights, or other decorative lighting is allowed for seasonal lighting between November 1st and March 1st subject to the following criteria:

1. Lights shall not be installed for more than 90 days;

2. Lights shall be LED or low voltage (24 volts or less);

3. Installation may be subject to building or fire department inspection.

C. Standard: Installation of string lights, rope lights, or other decorative lighting for a period longer than 90 days or outside of the November 1st through March 1st season will require approval of a minor design review application. Review of the application will include a review of the total amount of exterior lighting on a site, curfew hours for lighting to be turned off, and energy efficiency. Lights shall be LED or low voltage (24 volts or less). A building permit may also be required for some lighting installations and installation may be subject to building and/or fire department inspection.

D. Standard: Lighting may be used for outdoor landscaping, parking lots, streetlights, walkways, illumination or highlighting architectural or landscape features only, and shall not be designed for, or used as, an advertising display. Illumination utilizing exterior light fixtures is permitted, provided the following criteria are met:

1. Lighting shall only be directed downward (not above the horizontal plane) to avoid sky-lighting. Up-lighting for any purpose including the lighting of architecture or landscape architecture is not permitted except with overhead shields to prevent nighttime sky-lighting.

2. The light source (bulbs), within a fixture as seen in elevation, shall not be visible, including the cobra head fixture style.

3. No light (freestanding or building mounted) shall spray off site. The use of cutoff shields, or other devices as approved by staff shall be required, including parking garages. (Note: parking garages shall not have fluorescent lighting.)

4. The maximum height of exterior architectural building lighting and landscape lighting shall be 26 feet and the light source is shielded from view.

Exception: In areas which have been approved for additional height under Chapter 22 of the TRPA Code and projects within this area have been approved, consistent with the city of South Lake Tahoe redevelopment design standards, the following lighting standards may be utilized subject to finding that the lighting is used only to assist in the activation of a public pedestrian retail space on Highway 50 as well as private interior spaces of hotels/timeshare hotels or public interior spaces such as the Gondola Plaza and ice rink areas. The intent of this exemption is not to illuminate secondary streets such as Transit Way, the private Van Sickle Road, Park Avenue and Cedar Avenue:

5. The exterior architectural lighting is allowed on vertical walls up to the eave of the roof line or peak of the wall in the case of a gable roof of a building or structure. Specifically, lighting of distinguished architectural features such as entries, arcades, chimneys, cornices, balconies, exterior trusses, highly textured materials, knee braces, enriched architectural facades or landmark features is permitted. Wall lighting of blank walls or repetitive wall facades is not permitted.

6. Exterior architectural features lighting shall be restricted to incandescent type lights with concealed light sources. No direct feature lighting shall be allowed which produces glare on adjacent properties or public travel corridors.

7. Architectural features lighting may be attached to buildings or structures as down lights, soffit lights or wall mounted lights. Lighting with non-building-mounted flood lights is allowed subject to city approval to ensure the light fixture and the light are not visible from the travel way or other public areas.

8. Landscape lighting is allowed to highlight elements of the landscape architecture or existing landscape features through the use of down lighting. Down lighting landscape can be done with concealed fixtures or fixtures with lens hoods to screen the light source. Landscape lighting fixtures must be dark colors including brown, gray, black or green.

a. The lighting is subject to a visual analysis.

b. Roofs, in part or in total, shall not be illuminated. Such prohibition includes such methods as flood lighting, reflective material, or lighting strips, including neon/fluorescent tubing, and the like.

c. The entire freestanding lighting assembly (pole and fixture) shall be painted a dark earth tone color such as black, dark green, or dark brown, so as to blend into the forest character of the city.

d. Lighting levels shall not exceed a maximum of 25 foot-candles, measured within one foot of the base at ground level.

e. The maximum height standard for any freestanding pole light (public or private) shall not exceed 20 feet.

Exception: Cobra head fixtures placed at major intersections of state highways which conform to the state standard for height of such poles.

f. Low pressure sodium lights (monochromatic orange color) are not allowed.

9. Standard: Searchlights. The commercial operation of searchlights for advertising or any other purpose is prohibited.

(Ord. 903; Ord. 914 § 1; Ord. 1002; Ord. 1033 § 1(Exh. A); Ord. 1152 § 2; Code 1997 § 5-25)

§ 6.10.170 Reserved.

(Ord. 1152 § 2)

§ 6.10.180 Street right-of-way improvements.

The improvement of the public right-of-way is necessary for the safety and convenience of the residents, improving the quality of the community and the lake and unifying the appearance of the community with the establishment of a consistent set of improvement standards.

A. Standard: All new road construction projects or the repair of existing improvements within the publicly owned right-of-way shall comply with the City of South Lake Tahoe Public Improvement Engineering Standards.

B. Standard: Road fixtures, including but not limited to retaining walls, safety barriers, traffic signals and controllers, light standards, and other structures, shall be designed and installed in compliance with the with the City of South Lake Tahoe Public Improvement Engineering Standards.

C. Standard: Color of road fixtures (other than signals, their auxiliary equipment and sign standards). Refer to the City of South Lake Tahoe Public Improvement Engineering Standards for specific details.

D. Standard: Signal poles and their ancillary equipment and sign structures. Refer to the City of South Lake Tahoe Public Improvement Engineering Standards for specific details.

E. Standard: Retaining walls and other erosion control devices. Refer to the City of South Lake Tahoe Public Improvement Engineering Standards and Chapter 7.20 SLTCC, Grading, Erosion and Sediment Control, for specific details.

F. Standard: Street improvements required. Public and private projects shall be required to construct off-site improvements including curb, gutter, sidewalk and other improvements required by the city engineering division, consistent with the standards contained within the City of South Lake Tahoe Public Improvement Engineering Standards, including street right-of-way improvements and landscaping standards, SLTCC § 6.10.150, or at the discretion of the city engineer provide in-lieu fees when:

1. The project involves new construction on raw land, a vacant lot and/or is a demolition and reconstruction project;

2. The project is processed as a special use permit and is determined by the city engineering division that the off-site improvements are necessary for the orderly development of the area;

3. A public project, not subject to the special use permit process, is determined by the city engineering department to need off-site improvements for the orderly development of the area.

(Ord. 903; Ord. 1002; Ord. 1152 § 2; Code 1997 § 5-27)

§ 6.10.190 Scenic highway corridors.

The Lake Tahoe region offers many outstanding opportunities to view and photograph scenic resources. Many of these opportunities are available while driving around the lake on the main highways (US 50, State Routes 28, 89, 207, 267 and 431, and Pioneer Trail). The highways listed are also travel routes used in TRPA's scenic quality thresholds. Maintaining and in some cases upgrading the scenic quality of the view from the road is the primary goal behind both scenic highway corridors and scenic quality thresholds.

All projects which are within the scenic highway corridors, as defined by the TRPA, of US 50, 89 and Pioneer Trail shall meet design standards listed below. (Note: A scenic corridor is defined as including the street right-of-way and property abutting such right-of-way, a distance of 300 feet.)

A. Standard: All new electrical lines which operate at 32 kilovolts or less, including service connection lines, shall be placed underground. Exceptions to this requirement will be based on the city finding that undergrounding would produce a greater environmental impact than above-ground installation. When new electrical lines are permitted to be installed above ground, the new lines, poles and hardware shall be screened from view of the scenic highway to the maximum extent possible.

B. Standard: All new communication lines including telephone lines, cable television lines, and service connection lines shall be placed under- ground. Exceptions to this requirement will be based on the city finding that undergrounding would produce a greater environmental impact than above-ground installation. When new communication lines are permitted to be installed above ground, the new lines, poles, and hardware shall be screened from view of the scenic highway to the maximum extent possible.

C. Standard: See also standards for street right-of-way improvements.

D. Standard: TRPA Code Section 30.13 development standards for rural transitional corridors shall apply to the applicable sections of Pioneer Trail.

(Ord. 903; Ord. 1152 § 2; Code 1997 § 5-28)

§ 6.10.200 Shorezone.

The shorezone is regulated by the TRPA Code, Chapters 54 and 55, and not reiterated here. As a result, all projects which fall within this area shall be referred to the TRPA for review. The city's review will be limited to providing input into the TRPA process and processing the project through the city permit process.

(Ord. 903; Ord. 1152 § 2; Code 1997 § 5-29)