By the end of January the Tahoe Regional Planning Agency hopes to begin handing out rewards to developers who have proposed projects that won’t just fatten someone’s pocket book, but will benefit the environment and the communities they’re placed in as well. On the north shore of Lake Tahoe seven developers stand to receive the rewards. To be eligible they are all participating in TRPA’s Community Enhancement Program (CEP), a planning initiative that turns the agency’s traditional approval process on its head. According to TRPA, CEP will demonstrate what Lake Tahoe communities can look and feel like over the next 20 years if we start revamping commercial core areas.
In the following pages you’ll find summaries of the seven proposals on the north shore TRPA staff and board members are considering. Among them are condominium and housing projects, delis and coffee shops, lakeside resorts, a new casino, and the latest plans for Homewood Mountain Resort. Five of the seven developments are located in Kings Beach. CEP focuses on improving urban areas, and as TRPA consultant and CEP creator Darin Dinsmore put it,’ Based on public meetings, Kings Beach is the highest priority opportunity for re-development, basin-wide. Even people in Tahoe City said stuff needs to happen in Kings Beach right now.’
There are two more CEP projects proposed for South Shore.
To receive these prizes, developers compete with each other to meet CEP goals. The program calls for quiet developments that are friendly to bicyclists and pedestrians, connect well with public transportation, and provide access to recreation and cultural resources. TRPA staff also encourages CEP participants to incorporate green building practices, minimize the footprint of their projects, and work together to design storm water treatments for areas larger than a single parcel.
‘We believe in community and we believe in participating in the community. It’s kind of like that sometimes-forgotten ethic called citizenship,’ said Tony Pastore, whose engineering firm Pastore-Ryan submitted a project into the CEP. ‘We also have selfish motivations. We wanted to create a little community center that could provide office space for our growing firm while providing additional facilities such as a great place to eat and a resource center for sustainable design.’
In exchange for working towards community good, CEP offers developers a shot at commercial floor area, tourist accommodation units, and multi-residential units that have been specially set aside for CEP developments. The program also gives developers the chance to work closely with TRPA staff during the planning process, and to benefit from amendments to local parking, height and density regulations.
Such regulations often get in the way of the sort of mixed-use development TRPA and other local jurisdictions are trying to promote. Dinsmore said the CEP provides developers the opportunity to give Tahoe a ‘creative and designed future,’ not a ‘regulated future’ as it is right now.
‘I believe the developers applied to the CEP because of hope,’ he said. Developers want to build something consistent with the community vision, but also need to ensure they can get their desired outcomes, he added.
Michael Blakeman, on the team of the proposed Kings Beach Lakeside Resort, commented on the need for flexibility in regulations, ‘[We want to] try and create quality lodging for the North Shore, which is desperately needed, and to try to revitalize Kings Beach’s community. Under the current codes, the density and heights [we propose] would not be possible.’
The seven north-shore proposals were presented at a November 7 public meeting hosted by TRPA and its jurisdictional partners, Placer and Washoe Counties. Two hundred and forty people attended. The meeting introduced the proposed project concepts to local residents and TRPA decision-makers. Developers fielded comments, suggestions and questions.
According to Dinsmore, all the proposals are still in the pre-application stage, but on January 23, the TRPA governing board will decide which qualify as CEP projects and can reap the benefits. Developers will then have one year to apply to TRPA and go through the environmental review process.
The program is ‘front-loaded’ to allow TRPA and community members to shape projects early in the design stages, instead of being left to react to projects that are completely designed before submittal. This novel process provides a unique opportunity for public comment. Dinsmore suggests the public ask itself, ‘What are the types of places that we want to build? A visitors-oriented community? Or would we prefer one more local-oriented? How could we come to an ideal situation where our resort community could have both possibilities?’
Submit your comments to Darin Dinsmore, darin@dinsmoresierra.com.
Visit trpa.org (click on Pathway 2007, then New Regional Plan) for project descriptions, a recap of the Nov. 7 meeting, and other updates.
The Kings Beach Town Center
Project Owner: B.B., LLC, from Lincoln
The Gist: B.B. says its project will create a pedestrian-oriented, mixed-use neighborhood center to connect and revitalize the social, economic and environmental values of the Kings Beach community.
Location and size: The project area encompasses an entire block of downtown Kings Beach. The Kings Beach Town Center is a mixed-use, pedestrian-oriented development comprised of seven buildings on a 4.3-acre site, including a parking structure and potential site for the Placer County Government Center.
Existing sites’ conditions: Kentucky Fried Chicken, Scraps Dog Bakery, Lucky 7 Tattoo, RE/MAX Realty, the former Hands of Fortune Trailer Park, and more. There is a TART stop.
Housing aspects proposed: Ten new employee/workforce housing units, 30 market-rate condominium units in a diversity of unit sizes, 20 condo-units and ten fractional ownership residential units.
Commercial aspects proposed: A 24,000 sq. ft. potential government center building, Retail/Commercial use compromising 39,500 sq. ft. and 33,000 sq. ft. of professional office space, a 397-space parking structure.
Recreational aspects proposed: Public pedestrian-oriented plaza areas connecting to parcels and uses, and to external walkways and destinations.
What makes this project unique? A new transit shelter and transit kiosk with multi-modal transit information, and a district-wide, shared parking area at the rear of the project.
Responses of participants at Nov. 7 meeting: Positive reaction to: mixed-use elements, revitalizing an area that needs updating, keeping the large trees on the property, and responding to community need for a public gathering place and a possible public/government center. Attendees also commented positively on the consolidation of parking and the potential removal of parking from the beach. The major concerns were the height and size of the proposed buildings.
Boulder Bay Mixed Use Resort
Project Owner: Boulder Bay, LLC, Lake Tahoe-based
The Gist: Boulder Bay, LLC plans to ‘establish a unique character for the Crystal Bay community’ by building a collection of retail, gambling, and tourist facilities in a ‘mountain village’ design.
Location: Crystal Bay, Nevada in the North Stateline Community Plan, on the site of the Tahoe Biltmore and the former site of the Tahoe Mariner
Existing site conditions: 78,679 sq. ft. of gaming in the Biltmore and Mariner, 25,610 sq. ft. of abandoned roads, 296 parking spaces, large public sidewalks right next to Highway 28. Open spaces predominately located on the Tahoe Mariner site. There are no parks or gathering spaces.
Housing aspects proposed: 101 hotel rooms, 282 fractional condominiums, seven whole ownership units, and 12,350 sq. ft. of on-site workforce housing. An 821-vehicle parking structure will be built out of sight of Lake Tahoe and Highway 28.
Commercial aspects proposed: The current plans for the Boulder Bay Resort include a ‘mountain village’ with a full-service hotel, spa and gaming facility; a variety of retail and dining options; and a ‘world class’ health and wellness center.
Recreational aspects proposed: The developer’s plans will significantly reduce the total gaming area on the parcel to 18,000 square feet. Aside from the spa, health club, and wellness center, resort amenities will include 7,500 sq. ft. of meeting facilities, family entertainment, and recreational centers for children. There will be pedestrian walkways and bike lanes and a ‘multimodal public transportation system’ that will connect people to golf courses, ski resorts, hiking trails, and Lake Tahoe.
What makes this project unique? Boulder Bay, LLC states it will reduce the amount of impervious surface on the site to improve water quality and reduce runoff, and that it will orient buildings for ‘better energy conservation.’ The developer is also planning ‘comprehensive health and wellness programs in cooperation with Sierra Nevada College,’ and planning to replace the structures on the site with 11 new buildings in a ‘village’ layout.
Responses of participants at Nov. 7 meeting: The participants agreed that the community needs revitalizating and supported the central positive goal of the project: reducing the presence of gambling. Major concerns included the lack of affordable housing and the height, size, and scale of the project. Attendees thought the additional tourist dollars would benefit the economy, but worried there would be traffic jams without increased public transportation, walking paths and biking paths.
Housing Now
Project Owner: Domus, LLC, from San Francisco
The Gist: According to Domus, ‘Housing Now will address the urgent need for affordable workforce housing in Kings Beach’ with a variety of ‘new income-restricted housing’ ranging from studios to 3-bedroom units.
Location and size: Five different sites totaling 3.20 acres in Kings Beach. Locations with associated square footage: 28,125 sq. ft. at 325, 248, and 385 Deer Street; 13,755 sq. ft. located on Trout Street; 18,750 sq. ft. at 265 Fox Street; 63,843 sq. ft. at 200 Chipmunk; and 14,961 sq. ft. at 8797 North Lake Blvd.
Existing sites’ conditions: 28 units and approximately 24 parking spaces on Deer Street; 18 units with parking in front of separate structures on Fox Street; four units with undefined parking on 200 Chipmunk. The sites on Trout Street and North Lake Boulevard currently have no units and no parking.
Housing aspects proposed: The five different sites now host roughly 50 units and 24 parking spaces. The project will build 79 units and 138 parking spaces.
What makes this project unique? The housing is scattered on various sites versus having a single-lot development. Domus says it will ‘explore LEED certification for the project and is committed to utilizing green building technologies.’ The project includes the ‘smart growth’ practice of higher density infill development.
Responses of participants at Nov. 7 meeting: Attendees emphasized the need for adequate affordable housing, although many of them expressed concerns that the term ‘affordable’ must be defined and units also must stay affordable in perpetuity. The participants also thought that a good location for the affordable housing would be either close to the town center where the jobs are located or near a reliable transit line. The attendees supported the LEED certification and green building measures.
Ferrari Family Resort
Project Owner: Ferrari Family, from Kings Beach
The Gist: The Ferrari family says it will ‘transform the western gateway of King Beach’ by building 44 new housing units, a LEED certified resort, updating more than 30,000 sq. ft. of commercial area, and opening up the view and access to Lake Tahoe.
Location: Both sides of Highway 28 between Secline Street and Deer Street.
Existing site conditions: 27 residential units, 93 tourist accommodation units, 19,000 sq. ft. of pavement on the lake side, 5,972 sq. ft. of commercial floor area, no public lake access through the sites or open space, bus shelters, or sidewalks.
Housing aspects proposed: Three different sites on the north side of Highway 28 consisting of 38 flats and townhouses in 3-story buildings. Six units in an additional three-story building facing the highway.
Commercial aspects proposed: A new 16,000 sq. ft. commercial space on the existing Rite Aid site, flanked by new ground floor retail. The new resort spans both sides of the highway and will be linked at the second floor by a public pedestrian overpass that would connect to the parking structure. The three-story resort would include a street-front café, and a waterfront restaurant.
Recreational aspects proposed: Expanded public beach access and new sidewalks.
What makes this project unique? The project opens up views of Lake Tahoe and improves public access to the beach. It includes ‘neighborhood water quality management improvements,’ eliminates some existing asphalt, and removes all the parking and vehicles from the beach side of Highway 28.
Responses of participants at Nov. 7 meeting: Attendees responded favorably to the affordable housing (once again indicating the need to stay affordable in perpetuity), and the plan for restoring the beachfront. The participants liked adding lakefront businesses, providing public beach access, removing lakeside parking and improving the view corridor. The proposed architecture was a point of discussion, some participants felt it is attractive and appropriate, while others felt it might be too modern.
Kings Beach Lakeside Resort
Project Owner: Kings Beach Resorts, LLC, from San Francisco and Portland, Oregon
The Gist: Kings Beach Resorts says its project will ‘address the … deterioration of North Lake Tahoe’s built environment’ by consolidating diffuse commercial areas, updating aging restaurants, and redeveloping tourist accommodations at the ‘center’ of Kings Beach.
Location: Seven parcels located on 2.08 acres of land between the Community Conference Center and Ferrari Crown Resort.
Existing site conditions: 6,564 sq. ft. of commercial floor area that includes The Sun and Sand Resort, Falcon Lodge, and other hotels, restaurants such as Steamers, and assorted residential units. 96 parking spaces on the lakeside of North Lake Blvd., unadvertised public access to the lake, conservancy and utility easements.
Housing aspects proposed: Kings Beach Resorts proposes to consolidate 8,560 sq. ft. of one-story retail into two locations fronting Highway 28. People will be able to walk around a central plaza, terrace and beach overlook.
Commercial aspects proposed: Kings Beach Resorts will ‘update and revitalize existing restaurants’ and provide 30 fractional units with kitchens, 15 one-bedroom units, 14 two-bedroom units, one three-bedroom unit, and 34 hotel rooms with kitchens. There will also be two 50-space parking facilities.
Recreational aspects proposed: Sidewalks to link the beach, the Community Conference Center, and Highway 28.
What makes this project unique? Kings Beach Resorts states it will pursue LEED certification. It will construct storm water systems capable of handling the runoff from a 100-year storm. Kings Beach Resorts suggests that a cultural center and museum similar to Watson Cabin in Tahoe City be built on the adjacent La Petite property.
Responses of participants at Nov. 7 meeting: Attendees had different opinions of the view corridor and the BMPs; some thought they were positive improvements while others felt the size, and the proximity of the structures to the beach would be detrimental to the environment. Some participants considered the building’s mass and height dimensions excessive for such a small, lakeside area. The participants liked the idea of an underground parking location, a revitalized area with a town center, and the green building practices and LEED certification.
Homewood Mountain Resort
Project Owner: JMA Ventures, from San Francisco
The Gist: JMA ventures says its project will enhance the west shore and Homewood area by providing housing, lodging for tourists, and ‘general commercial improvements’ such as new facilities on the ski hill and businesses near the base.
Location: Homewood Mountain Resort Ski Area, on the west shore of Lake Tahoe
Existing site conditions: Former Tahoe Ski Bowl, Obexers Marina, Homewood Ski Area, Homewood Hi and Dri marina, and central Homewood commercial areas.
Housing aspects proposed: 50 to 60 traditional hotel rooms, 40 two-bedroom hotel condo units, 30 hotel residential units, and 42 residential condominium units will be added to the north base area. 12 new employee-housing units will be built. All parking spaces will be located in a new substructure. 120 residential condominiums at the south base area.
Commercial aspects proposed: 15,000 to 17,000 sq. ft. of commercial space including a hardware store, grocery store, and ice cream parlor.
Recreational aspects proposed: The base lodge will include an ice-skating pond, spa, and a fitness facility. A new mid-mountain lodge will house the upper terminal of a new gondola as well as other services. There will be a pool for residents of the West Shore area. The facilities will host activities in the summer.
What makes this project unique? The new buildings at Homewood Mountain Resort will be built in a step-wise fashion to reduce their visual impact. One- and two-story buildings will be placed next to Highway 89 and larger buildings will be constructed behind them. All parking other than the spaces for the new retailers will be located in a parking structure or underground. Micro-hydroelectric units will power the mountain and JMA Ventures will remove and re-vegetate over 500,000 sq. ft. of existing road coverage and disturbed areas. Forest fuels treatments have been completed on 400 acres of the developer’s land with 1,200 acres still to go. A watershed management plan will be developed to guide activities throughout the ski area and resort.
Responses of participants at Nov. 7 meeting: Attendees agreed that the Homewood area needs to be revitalized. The participants supported the traffic reduction measures, and the addition of a year-round gondola. Participants commended the surface water, fire, and forest management plans, but expressed concern over the lack of affordable housing in the area. Participants also suggested JMA use green building strategies, pointing out that the ski industry relies on a stable climate. The scale of the development concerned attendees.
Foothill Motel
Project Owner: Pastore-Ryan, from Kings Beach
The Gist: Pastore-Ryan describes its project as a ‘mixed-use, eco-office park’ that will offer ‘numerous facilities including a demonstration site / resource center for sustainable design,’ a community room, and housing. They proposed two different versions.
Location and size: 11,373 sq. ft. at 8931 North Lake Blvd.
Existing site conditions: Foothill Motel is the first commercial site when one enters King Beach from the east. It houses the offices of Pastore-Ryan. Surrounding land uses within a 1,000-foot radius include residential and commercial. The current building is 19’ 11′ tall.
Housing aspects proposed: Wood-framed pre-fabricated units made of structured insulated panels. Concept A would be 28’ tall and include two residential units. Concept B would be 37’ high and offer five residential units. The project will add bike parking to the nine car spaces already in place.
Commercial aspects proposed: Commercial floor area of 2,564 sq. ft including an organic deli and coffee shop, and a non-profit center for sustainable design.
Recreational aspects proposed: Sidewalk and bike lane along State Route 28 continuing west to Chipmunk.
What makes this project unique? The project features a slew of green building concepts including a rooftop garden, edible and native landscaping, bird and bat houses, green materials, and pervious concrete to reduce runoff. It also proposes ‘renewable energy systems’ such as solar electricity and heating, and a gray-water recycling system. Though the new buildings will be taller overall, land coverage on the site will be reduced.
Responses of participants at Nov. 7 meeting: Attendees strongly applauded the green building measures and the bike-friendly design. Participant’s concerns included lack of workforce housing, traffic increases, and the height and design of the buildings.
