“We really appreciate the work of The Counselors of Real Estate Consulting Corps. I think we got a lot more than we bargained for. I was especially impressed by the outreach that was done, casting a wide net and capturing a good taste of our community. We were pleased to hear the team reinforce City efforts that are already underway, as well as offer some completely new ideas. The feedback we received will be a great resource for the Mid-Town Area Plan project, as well as future efforts.”
Anna Kashuba, Senior Planner, City of South Lake Tahoe
“Working with The Counselors of Real Estate has been a phenomenal opportunity for us and for the community. We had 35 stakeholder participants, including city officials and staff, representatives from the school district, Lake Tahoe Community College, Barton Health, the Sierra Club, the Washoe Tribe, St. Theresa’s church volunteers, social service organizations, REALTOR® members, and more, all fully engaged in the process.”
Sharon Kerrigan, Executive Vice President, South Tahoe Association of REALTORS®
Clients: The City of South Lake Tahoe, California, situated at the south end of the lake adjacent to the Nevada state line, has a population of approximately 21,330 (2020 Census). The South Tahoe Association of Realtors® (STAR) represents more than 350 area Realtor® members. Through Transforming Neighborhoods, the National Association of REALTORS® (NAR) partnered with The Counselors of Real Estate® Consulting Corps and issued a call for proposals for strategic real estate problem solving. The project submitted by the STAR® in conjunction with the City of South Lake Tahoe was selected.
Challenge: The City of South Lake Tahoe confronts a shortage of workforce housing, an economy that is largely reliant on tourism, and a number of underutilized commercial properties. The challenge of tackling the community’s needs is complicated not only by the tourist-oriented marketplace but also by the development regulations in place to protect the environment; regional planning and development is overseen by the Tahoe Regional Planning Agency, a bistate entity charged with protecting the Lake Tahoe region. As the City began the process of developing a new Mid-Area Plan, the Consulting Corps was asked to address redevelopment goals and opportunities within the boundary of this area.
Assessment
The CRE Consulting Corps team visited South Lake Tahoe in July 2024. The team toured the neighborhood, reviewed applicable plans and studies, reviewed legal constraints, and met with more than 35 stakeholders.
Recommendations
- There is an opportunity to focus the use of public lands in the Mid-Town area for the benefit of local residents.
- Site specific opportunities include:
- The 56-Acre Public Center.
- Redevelopment of a shopping center site.
- Reinvestment in Bijou Community Park & Golf Course.
- Reinvestment and/or redirection of highway fronting development in the southwest portion of the Plan area (“Amortize the Tail”).
- Encourage mixed use development, particularly the addition of housing above commercial.
- Create housing suitable for local workers, which is in short supply in the community.
- Improve, clarify, and simplify the development process to help create housing options that meet local needs.
- A valuable tool in the form of a coordinated Master Checklist to include City, TRPA, and County requirements.
- Incorporate planning goals as well as regulatory requirements into guidelines and checklists.
- Provide clear information about the approval process and fees.
- Explore innovative and flexible housing solutions, including:
- temporary and modular housing
- vertical mixed-use developments
- adaptive reuse of commercial spaces
- accessory dwelling units
- an “Inverse” short term rental program.
- Consider innovative financial tools, structures, and incentives to support redevelopment and new construction.
- Implement a comprehensive data collection and analysis system. By prioritizing regular needs assessments, integrated data platforms, real-time monitoring, and community engagement, the City can build a data-driven approach to urban planning that is responsive, credible and sustainable.
- Consider the choices and experiences of other mountain communities which have addressed similar challenges. The report points to relevant models and case studies.
- Prioritizing and encouraging economic development strategies that can play a vital role in addressing South Lake Tahoe’s challenges by diversifying the economy, supporting affordable housing development, enhancing workforce development, promoting environmental sustainability, improving infrastructure, and fostering community engagement.
Team: The team was led by Tim Lowe, CRE, Los Angeles, California. Panelists were Jonathan Avery, CRE, Acton, Massachusetts; Kirsten McGregor, CRE, Wilmington, Delaware; Philip Seagraves, PhD, CRE, Murfreesboro, Tennessee; and Paul Stiplosek, CRE, San Jose, California.