Kings Beach Town Center – Years in the Making: Tracking the 39° North Redevelopment Project

Full Interim Documentary Timeline · through September 17, 2026

1996–2008 — Redevelopment foundations, land assembly and early infrastructure

JULY 16, 1996

Kings Beach becomes part of a defined redevelopment area

On July 16, 1996, the Placer County Board of Supervisors adopted the North Lake Tahoe Redevelopment Plan through Ordinance 4753-B. Later County records describe the resulting North Lake Tahoe Redevelopment Project Area as 1,731 acres, including 995 acres in the Kings Beach/Tahoe Vista portion.Sources

• Placer County Redevelopment Agency, North Lake Tahoe Redevelopment Project Area Implementation Plan 2011–2016 — View source
• Placer County official option agreement reciting Ordinance 4753-B and July 16, 1996 adoption — Related official record Later official record; the original 1996 ordinance remains separately requestable if needed.

AUGUST 19 / SEPTEMBER 2, 2003

The Commercial Core project and off-street parking begin moving together

On August 19, 2003, the Board of Supervisors approves a cooperative agreement with Caltrans defining responsibilities for environmental documentation, design and right-of-way acquisition for the Kings Beach Commercial Core Improvement Project. The same five-member body then reconvenes as the Redevelopment Agency Board and authorizes $285,000 in tax-increment funds to acquire 8445 Brook Avenue for future public parking.Sources

• Placer County Board Summary Action — August 19, 2003 — View source
• Placer County Successor Agency Amended Long-Range Property Management Plan — February 25, 2014 — View source
• North Lake Tahoe Redevelopment Project Area Implementation Plan 2011–2016 — Related official record Later official implementation record used for completion/parking/investment callback.

JULY 27, 2004

The Agency adds outside borrowing to the redevelopment program

The Redevelopment Agency Board authorizes a $500,000 Wells Fargo Bank loan for redevelopment revitalization projects in the North Lake Tahoe Redevelopment Area. The July action states the purpose broadly and does not identify Minnow Avenue as the intended purchase.Sources

• Placer County Board Summary Action — July 27, 2004 — View source
• Placer County approved February 22, 2005 minutes / resolutions — Related official record Official approved record containing the Minnow Avenue action.

FEBRUARY 8 / FEBRUARY 22 / MARCH 1, 2005A

The land purchase becomes a defined construction project

Brook Avenue moves from an Agency-owned parking property into a construction-stage public project. On February 8, the Board ratifies the Mitigated Negative Declaration, approves plans and specifications for a 20-space lot, and authorizes construction bidding.Sources

• Placer County Board record — February 8, 2005 Brook Avenue Public Parking Facility — View source
• Brook Avenue project memorandum — February 8, 2005 — View source
• Placer County approved February 22, 2005 minutes / resolutions — Related official record Official approved record containing the February 22 Board/Redevelopment Agency actions.
• North Lake Tahoe Redevelopment Project Area Implementation Plan 2011–2016 — View source

FEBRUARY 22 / MARCH 31, 2005B

The bank borrowing becomes public parking land

The Redevelopment Agency approves a $480,000 acquisition of three parcels adjacent to 8755 North Lake Boulevard, together with a permanent non-exclusive access easement, for the Minnow Avenue Public Parking Lot. Staff identifies the Agency’s 2004 Wells Fargo loan as the source of the acquisition funds.Sources

• Placer County approved February 22, 2005 minutes / resolutions — Related official record Official approved record containing the Minnow Avenue action.
• Placer County Successor Agency Amended Long-Range Property Management Plan — February 25, 2014 — View source
• North Lake Tahoe Redevelopment Project Area Implementation Plan 2011–2016 — View source

APRIL 19, 2005

The redevelopment program reaches a particular piece of land

Placer County moves from the broad parking and infrastructure purposes adopted in the 1996 redevelopment plan to a specific Kings Beach property transaction. The April 19, 2005 Board materials call for $495,000 in North Lake Tahoe redevelopment tax-increment funds to acquire a vacant parcel on Salmon Avenue for a public parking lot.Sources

• Placer County — April 19, 2005 Salmon Avenue acquisition memorandum — View source
• July 23, 2007 B.B., LLC ENRA packet — later official Salmon Avenue acquisition recital — View source
• Salmon Avenue Public Parking Facility environmental packet — View source

SEPTEMBER 13 / SEPTEMBER 15, 2005

The Agency enters through cleanup authority, not property ownership

On September 13, 2005, the Redevelopment Agency Board authorized the Agency to take several cleanup actions at the former Swiss Mart using authority under the Polanco Act. On September 15, the Agency sent notices to identified responsible parties.Sources

• Swiss Mart Purchase and Sale Agreement / October 24, 2006 action packet — View source
• Approved minutes containing the October 24, 2006 Swiss Mart action — Related official record
• Approved minutes containing Resolution 2007-283 — LFR contract amendment — View source
• North Lake Tahoe Redevelopment Project Area 2006–2011 Implementation Plan — Request source North Lake Tahoe Redevelopment Project Area 2006–2011 Implementation Plan. Controlled record; no verified public URL located.

NOVEMBER 29, 2005

Cleanup authority becomes an operating consultant program

The Redevelopment Agency moves from possessing statutory cleanup authority to funding a consultant-led environmental program. On November 29, 2005, the Agency Board approves a $475,000 contract with LFR, Inc. for environmental and remediation services on multiple sites in the North Lake Tahoe Redevelopment Area.Sources

• Approved minutes containing Resolution 2007-283 — LFR contract amendment — View source
• North Lake Tahoe Redevelopment Project Area 2006–2011 Implementation Plan — Request source North Lake Tahoe Redevelopment Project Area 2006–2011 Implementation Plan. Controlled record; no verified public URL located.
• Swiss Mart Purchase and Sale Agreement / October 24, 2006 action packet — View source
• Approved minutes containing the October 24, 2006 Swiss Mart action — Related official record

APRIL 4, 2006

Land assembly becomes a parcel-specific action

The Redevelopment Agency authorizes purchase of vacant APN 090-370-005 near Highway 28 and Chipmunk Street for its appraised value of $75,000. Staff estimates about $79,000 in total acquisition costs including closing and describes the parcel as strategically located at an eastern entrance to Kings Beach.Sources

• Placer County Redevelopment Agency progress report — later official recital — Related official record Later official progress report recites the April 4, 2006 acquisition; exact April 4 memorandum still should be requested if needed.
• North Lake Tahoe Implementation Plan progress-report packet — View source

APRIL 13, 2006

A property condition enters the redevelopment geography

The Lahontan Regional Water Quality Control Board adopts its 2006/2007 Emergency, Abandoned, Recalcitrant Account Priority List, placing the former Swiss Mart gas station at 8797 North Lake Boulevard in Kings Beach on the list as a recalcitrant petroleum-release site. The record identifies Placer County Division of Environmental Health as the oversight agency for the site.Sources

• Lahontan RWQCB Resolution R6T-2006-0016 — View source
• Kleinfelder West Contract Amendment No. 3 — Kings Beach remediation — View source

JUNE 13, 2006

This is a second Brook Avenue story

The Redevelopment Agency Board adopts Resolution 2006-160, approving use of Kings Beach Housing Assistance Funds to acquire Lots 17/18 on Brook Avenue, APN 090-182-024, for $260,000. Agency staff says the funds came to the Agency through a settlement in the Stoker lawsuit and states the planned use plainly: two affordable housing units.Sources

• Placer County approved record containing June 13, 2006 Resolution 2006-160 — Related official record Official approved minutes record containing the June 13 action.
• North Lake Tahoe Redevelopment Project Area Implementation Plan 2011–2016 — Related official record Later official implementation/housing record.
• Brook Avenue / Domus Option Agreement and related Board packet — Related official record Official property/option record.

OCTOBER 24 / NOVEMBER 7, 2006

Cleanup involvement becomes ownership

Placer County moves from participating in the cleanup of the former Swiss Mart property to acquiring it through the Redevelopment Agency. On October 24 the Board and Agency authorize purchase of 8797 North Lake Boulevard for $520,000 plus closing costs.Sources

• Placer County Redevelopment Agency progress report — later official recital — Related official record Later official progress report recites the October 24, 2006 acquisition; exact memorandum remains requestable.
• Approved minutes containing October 24, 2006 Swiss Mart action — View source
• Kleinfelder remediation memorandum — later official ownership recital — Related official record Later official memorandum states the Agency purchased 8797 North Lake Boulevard on November 7, 2006.

JANUARY 9, 2007

One parcel becomes two

Nine months after buying APN 090-370-005 near Highway 28 and Chipmunk Street, the Redevelopment Agency authorizes purchase of the adjacent vacant parcel, APN 090-370-006, for $178,500 plus closing costs. The Agency also authorizes $10,000 for environmental improvements required for TRPA to release a historic bus-stop restriction on the property.Sources

• Approved minutes containing Resolution 2007-10 — January 9, 2007 — View source
• Approved January 9, 2007 minutes / redevelopment action — Related official record
• North Lake Tahoe Implementation Plan progress-report packet — View source

FEBRUARY 20, 2007

The public-parking function is now defined

The Board adopts the environmental document for a 22-space public parking facility on the Redevelopment Agency’s Salmon Avenue property. The project now has a defined design, a $500,000 total project estimate, a $385,000 construction estimate and identified funding.Sources

• Salmon Avenue Public Parking Facility Board packet — View source
• Approved minutes containing the February 20, 2007 action — Related official record

APRIL 3, 2007

A larger property joins the assembly

The Redevelopment Agency authorizes purchase of the former service-station property at 8776–8784 North Lake Boulevard for $850,000 plus escrow costs. The site is known to contain contamination and remains under Lahontan oversight.Sources

• Approved minutes containing Resolutions 2007-95 and 2007-97 — April 3, 2007 — View source
• Approved minutes containing Resolution 2007-96 — April 3, 2007 — View source
• North Lake Tahoe Implementation Plan progress-report packet — View source

JULY 23, 2007A

A private development proposal enters the public redevelopment process

The Redevelopment Agency formally enters negotiations with B.B., LLC over a mixed-use development in central Kings Beach. The contemplated arrangement brings the Agency-owned Salmon Avenue property into the proposed development while preserving a public-parking purpose, and introduces a separate workforce-housing arrangement involving three Trout Avenue parcels.Sources

• B.B. LLC Exclusive Negotiating Rights Agreement authorization packet — View source
• Approved record containing the July 23, 2007 redevelopment actions — Related official record
• North Lake Tahoe Implementation Plan progress-report packet — View source

JULY 23, 2007B

A separate housing development relationship begins

On the same day the Redevelopment Agency opened negotiations with B.B., LLC over a mixed-use Town Center concept, it separately entered an affordable-housing relationship with Domus Development, LLC. Resolution 2007-237 authorized an Exclusive Negotiating Rights Agreement and a predevelopment loan not to exceed $1,136,500 for scattered-site housing in Kings Beach.Sources

• Approved minutes containing Resolution 2007-237 — July 23, 2007 — View source
• Approved minutes containing July 23, 2007 Domus action — View source

AUGUST 28, 2007

The environmental contract now operates on Agency-owned property

The Redevelopment Agency increases its environmental-services contract with LFR, Inc. by $225,000, raising the multi-site contract ceiling from $475,000 to $700,000. Staff says the additional capacity is needed to complete remediation at the former Swiss Mart and former Ronning service-station properties and specifically reports unforeseen conditions at Swiss Mart requiring additional investigation and remediation.Sources

• Approved minutes containing Resolution 2007-283 — LFR contract amendment — View source
• Eastern Gateway / Swiss Mart Property Documents list referencing the September 21, 2007 LFR Remedial Investigation Summary Report — Related official record Official property-documents list; the underlying LFR report remains a separately requestable source.

OCTOBER 23, 2007A

The project moves toward TRPA, while County approval remains separate

Three months after entering exclusive negotiations with B.B., LLC, Placer County takes two related but legally distinct actions. The Board supports B.B.’s submission of its mixed-use concept to TRPA’s Community Enhancement Program while expressly preserving the County’s later regulatory discretion.Sources

• B.B. LLC Community Enhancement Program pre-application support packet — View source
• Trout Avenue affordable-housing conveyance and linkage packet — View source

OCTOBER 23, 2007B

A separate public-land chain begins

The Redevelopment Agency authorizes acquisition of two parcels directly west of Chipmunk Street at 8788–8790 North Lake Boulevard. The action approves a $975,000 purchase price, up to $15,000 for escrow and property-management costs, and a $990,000 budget revision.Sources

• Approved minutes containing October 23, 2007 Resolution 2007-352 — Related official record Official minutes confirm the purchase action; exact purchase memorandum remains requestable.
• Approved minutes containing October 23, 2007 purchase authorization — View source
• North Lake Tahoe Implementation Plan progress-report packet — View source

NOVEMBER 27, 2007

A common framework is adopted before the next relocations occur

The Redevelopment Agency Board adopts Resolution 2007-386 approving Agency Relocation Guidelines. Later Agency records describe the guidelines as based on California relocation law and intended to help staff evaluate individual and business eligibility and administer relocation payments and assistance.Sources

• Placer County approved minutes — November 27, 2007 — View source
• North Lake Tahoe Redevelopment Project Area Implementation Plan 2011–2016 — View source
• February 26, 2008 relocation/replacement-housing memorandum — View source

FEBRUARY 26, 2008A

The land-assembly plan now affects existing occupants

Four months after authorizing acquisition of 8788–8790 North Lake Boulevard for future redevelopment, the Redevelopment Agency addresses what has to happen before the occupied buildings can be cleared. Two residential households and one business are determined eligible for relocation assistance; the Agency estimates $30,000 in relocation costs; and demolition of two studio units creates a replacement-housing requirement.Sources

• Placer County — February 26, 2008 relocation/replacement-housing memorandum — View source
• North Lake Tahoe Implementation Plan progress-report packet — Related official record

FEBRUARY 26 / MARCH 31, 2008B

Domus had the purchase contracts; the Agency would become the owner

Seven months after entering the scattered-sites housing relationship with Domus Development, the Redevelopment Agency moves from studying potential sites to buying five of them. The Agency authorizes $3.97 million plus up to $25,000 in escrow costs for properties on Deer, Fox and Chipmunk streets containing 37 existing rental units.Sources

• North Lake Tahoe Implementation Plan progress report — later official recap — Related official record Later official source confirms the five-site acquisition and March 31, 2008 closing; exact acquisition memorandum remains requestable.
• Domus property-management / option / ENRA / predevelopment-loan amendment memorandum — February 26, 2008 — View source
• North Lake Tahoe Implementation Plan progress-report packet — View source

FEBRUARY 27, 2008

A regional resource is set aside for continued project planning

TRPA conditionally reserves a quantified Special Projects commodity package for B.B., LLC’s Town Center proposal: 46,475 square feet of commercial floor area, 10 multi-residential bonus units and no tourist-accommodation bonus units. The reservation supports continued planning but is not project approval, a vested entitlement or a guarantee of later approval.Sources

• TRPA February 2008 Governing Board packet — CEP allocation reservations — View source
• TRPA February 2008 Governing Board packet containing B.B., LLC commitment materials — View source

APRIL 14, 2008

The housing project now seeks outside infrastructure financing

Six weeks after the Redevelopment Agency authorized acquisition of the Deer, Fox and Chipmunk properties—and two weeks after those transactions later were recorded as closing—the Agency Board ratifies an application to the California Department of Housing and Community Development for up to $3,314,400 through the State Infill Infrastructure Grant Program. The April 14 minutes describe the proposed Domus Community Enhancement Project at this stage as up to 72 affordable housing units on scattered sites in Kings Beach, developed in conjunction with a $4,000,000 Redevelopment Agency land contribution.Sources

• Placer County approved minutes — April 14, 2008; Resolution 2008-84 — View source
• North Lake Tahoe Implementation Plan progress-report packet — April 21, 2009 — View source
• Infill Infrastructure Grant Transfer memorandum — March 27, 2012 — View source

JUNE 10 / JUNE 19-20, 2008

The County puts redevelopment money directly into the Town Center

The Redevelopment Agency moves from supporting and negotiating the proposed Kings Beach Town Center to financing part of its predevelopment work. On June 10, the Agency Board authorizes a loan of up to $500,000 to B.B., LLC for application fees, environmental studies, appraisals, architecture, engineering and related work needed to move the project through County and TRPA review.Sources

• B.B. LLC predevelopment-loan authorization packet — June 10, 2008 — View source
• Placer County Successor Agency loan-document inventory — secured note / June 20, 2008 deed-of-trust recording — Request source Placer County Successor Agency loan-document inventory — secured note / June 20, 2008 deed-of-trust recording. Controlled record; no verified public URL located.
• North Lake Tahoe Implementation Plan progress-report packet — View source

JULY 22, 2008

A public-infrastructure program reaches project-selection stage

The Kings Beach Commercial Core Improvement Project moves from a long alternatives-and-environmental-review process into a County-selected project configuration. The Board unanimously certifies the EIR, then votes 4–1 to approve the three-lane hybrid and adopts Resolution 2008-224 concerning State Route 28 through Kings Beach.Sources

• Placer County Department of Public Works, July 22, 2008 — Kings Beach Commercial Core Improvement Project: Certify Environmental Impact Report and Approve Project — View source
• Placer County Board of Supervisors, July 22, 2008 minutes — View source
• Tahoe Regional Planning Agency, July 9, 2008 letter clarifying June 25 Governing Board action — View source
• Placer County Board of Supervisors, September 23, 2008 summary action, later findings/community-plan callback — View source
• Kings Beach Commercial Core Improvement Project — completed project page — View source

JULY 23, 2008

The June vote had left environmental certification and project approval in different states

One day after Placer County selected the three-lane hybrid for the Kings Beach Commercial Core Improvement Project, TRPA changed the regional procedural status of the same proposal. A later contemporaneous County packet records that the TRPA Governing Board reconsidered its earlier denial and voted to allow the question of approving the three-lane hybrid to return at a future date.Sources

• Tahoe Regional Planning Agency, July 9, 2008 — General Counsel letter clarifying the June 25 CCIP actions and reconsideration procedure — View source
• Placer County Department of Public Works, September 23, 2008 — CCIP final-findings memorandum, including official recital of the July 23 TRPA action. Record note: The official-source search did not surface the original TRPA July 23, 2008 action minutes or packet. The July 23 outcome is therefore attributed to Placer County’s contemporaneous September 23 official recital, while TRPA’s July 9 letter controls the entering procedural state — View source

SEPTEMBER 23, 2008

September completes the County step that July left open

Two months after selecting the three-lane hybrid, Placer County completes the final findings and local Community Plan actions that it had deliberately left unfinished on July 22. By a 4–1 vote, with Supervisor Kranz voting no, the Board adopts Resolution 2008-298 for the final findings and Statement of Overriding Considerations and Resolution 2008-299 for the three-lane Community Plan amendment.Sources

• Placer County Department of Public Works, September 23, 2008 — CCIP final-findings memorandum — View source
• Placer County Board of Supervisors, September 23, 2008 — summary action — View source
• Placer County Board of Supervisors, September 23, 2008 — minutes — View source
• Placer County Department of Public Works, November 25, 2008 — CCIP environmental-consultant amendment memorandum, used for the later official recital that the Notice of Determination was filed September 23, 2008 — View source

OCTOBER 21 / NOVEMBER 26, 2008

The Agency says the assembly is now complete

The Redevelopment Agency authorizes two adjoining acquisitions: 8798 North Lake Boulevard for $425,000 and 8796 North Lake Boulevard for $795,000, with up to $15,000 in escrow and related costs for each property. Staff states that the purchases, together with surrounding Agency parcels, complete the land assembly needed to solicit proposals for a Kings Beach Eastern Gateway development project.Sources

• October 21, 2008 — 8798 North Lake Boulevard acquisition memorandum — View source
• October 21, 2008 — 8796 North Lake Boulevard acquisition memorandum — View source
• Placer County Redevelopment Agency relocation / replacement housing memorandum — February 9, 2010 — View source
• North Lake Tahoe Implementation Plan progress-report packet — View source

DECEMBER 4 / DECEMBER 30, 2008

The project moves beyond the pre-application stage

The Kings Beach Town Center crosses from pre-application planning and reserved regional development commodities into the formal TRPA application process. TRPA’s July 2009 project-status report identifies December 4, 2008 as B.B., LLC’s application date and says its formal 30-day review was completed December 30.Sources

• Tahoe Regional Planning Agency, July 2009 Governing Board packet — Executive Director Status Report, project-status table for B.B., LLC: December 4, 2008 application; December 30 formal review; application incomplete pending EIS certification; required Code and Kings Beach Community Plan amendments — View source
• Tahoe Regional Planning Agency, February 27, 2008 Community Enhancement Program supplement — B.B., LLC response describing issues to be addressed in the later formal application and environmental review — View source
• Tahoe Regional Planning Agency / Placer County, 2011 Kings Beach Town Center EIR/EIS scoping materials — later callback establishing the eventual joint TRPA EIS / County EIR pathway and continuing project modifications — View source

2009–2011 — Public investment, acquisition and development strategy

FEBRUARY 2009

A one-year planning reservation reaches its first expiration test

B.B., LLC’s conditional access to a substantial package of regional development commodities does not expire at the first one-year deadline. A later official TRPA Governing Board packet records that in February 2009 the Board adopted Resolution 2009-10, extending the reserved Special Projects allocations for one additional year, to February 25, 2010.Sources

• TRPA, February 2010 Governing Board packet — Resolution 2009-10 recital, extension deadline and B.B. commodity table — View source
• TRPA, October 2008 Governing Board packet — contemporaneous B.B. application status — View source

MAY 26, 2009

An already-public housing parcel enters a more definite development structure

Nearly three years after acquiring Brook Avenue Lots 17/18 for affordable housing, the Redevelopment Agency places the property on a conditional path toward eventual conveyance to Domus Development. Resolution 2009-138 unanimously authorizes an option agreement intended to give Domus documented site control as it prepares to seek tax-credit and federal housing financing.Sources

• Placer County Redevelopment Agency, May 26, 2009 — Brook Avenue Option Agreement staff memorandum, draft resolution and agreement — View source
• Placer County Board of Supervisors / Redevelopment Agency, May 26, 2009 — Summary Action, Resolution 2009-138 — View source
• Placer County Board of Supervisors, May 26, 2009 — minutes confirming unanimous adoption of Resolution 2009-138 — View source

JULY 21, 2009

The Agency moves from negotiations to an authorized purchase

Placer County and its Redevelopment Agency authorize another substantial Kings Beach land acquisition, this time involving nine vacant recorded lots represented by four assessor parcels between North Lake Boulevard and Brockway Vista Avenue. The Board first makes the statutory findings required for redevelopment financing, and the Agency then unanimously adopts Resolution 2009-210 authorizing a $1,884,000 purchase plus as much as $25,000 in closing costs.Sources

• Placer County Redevelopment Agency, July 21, 2009 — Everett-property purchase authorization packet and Purchase and Sale Agreement — View source
• Placer County Board of Supervisors, July 21, 2009 — redevelopment-funding findings packet — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved July 21, 2009 minutes confirming Resolutions 2009-213 and 2009-210 — View source
• Placer County Redevelopment Agency, October 19, 2010 — later official recital establishing September 14, 2009 purchase completion and later parcel-use planning — View source
• Successor Agency, 2016 — RFI No. 10538, later Town Center South ownership/property history — View source

JULY 21, 2009

A County facility becomes part of the Town Center proposition

On the same day the Redevelopment Agency authorizes purchase of what later becomes known as Town Center South, the County Board makes a separate decision affecting B.B., LLC’s proposed Kings Beach Town Center. After a multi-year Tahoe Government Center site-selection process, the Board unanimously confirms B.B.Sources

• Placer County Department of Facility Services, July 21, 2009 — Site Selection for the Tahoe Government Center — View source
• Placer County Board of Supervisors, approved July 21, 2009 minutes — B.B. Option 1 selection and Master Agreement negotiating authority — View source
• Placer County Department of Facility Services, July 21, 2009 — Option to Purchase Negotiation, Tahoe Tree Company — View source
• Placer County Department of Facility Services, March 16, 2010 — Agreement to Negotiate, B.B. LLC Tahoe Government Center Project; later transaction-structure callback — View source
• Placer County Board of Supervisors, March 16, 2010 approved minutes — later Agreement to Negotiate outcome — View source

JULY 22, 2009

A housing site crosses a planning boundary without crossing an ownership boundary

Two Trout-area parcels associated with the developing Domus affordable-housing program move from Plan Area Statement 028 into Special Area #1 of the Kings Beach Community Plan. TRPA’s Governing Board unanimously approves the required findings and statement of no significant effect and adopts the ordinance as amended.Sources

• Tahoe Regional Planning Agency, July 15 / July 22, 2009 Governing Board packet — Agenda Item VIII.C, Kings Beach Community Plan boundary and policy amendments affecting APNs 090-122-036 and -037 — View source
• Tahoe Regional Planning Agency, July 22, 2009 approved Governing Board minutes, reproduced in the August 2009 Governing Board packet — unanimous findings / statement of no significant effect and ordinance adoption — View source
• Placer County Redevelopment Agency, February 9, 2010 Trout Avenue purchase packet — later official recital of the July 22 TRPA action and August 10 project approval — View source

JULY 22, 2009

The County approval state is separate from TRPA’s same-day plan amendment

The Trout housing proposal reaches a distinct County approval milestone on the same date TRPA changes the Community Plan framework for two of the parcels. A later official Placer County Redevelopment Agency packet states that the County prepared and certified Mitigated Negative Declaration PMPB20080192, that a mitigation and monitoring plan was made a condition of the project approval, and that the Notice of Determination was filed July 22, 2009.Sources

• Placer County Redevelopment Agency, February 9, 2010 Trout Avenue property-acquisition memorandum and proposed resolution — later official recital of PMPB20080192, County certification/project approval, July 22, 2009 NOD filing and August 10 TRPA approval — View source
• Tahoe Regional Planning Agency, August 26, 2009 Governing Board packet — Community Enhancement Program project-status report, later contemporaneous confirmation that permits had been issued for the Deer, Trout and Brook Street projects — View source

AUGUST 4, 2009

The Agency already owns the land; August changes the developer’s path to it

The Redevelopment Agency modifies the contractual pathway by which five Agency-owned housing properties could later pass to Domus Development. Resolution 2009-219 authorizes the Redevelopment Director or designee to execute an amendment to the February 2008 option covering 325, 348 and 385 Deer Street, 265 Fox Street and 200 Chipmunk Street.Sources

• Placer County Redevelopment Agency, August 4, 2009 — Domus Option Agreement Amendment staff memorandum, proposed resolution and amendment — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved August 4, 2009 minutes — Resolution 2009-219 — View source
• Placer County Redevelopment Agency, March 16, 2010 scattered-sites housing packet — later environmental/entitlement callback — View source

AUGUST 4, 2009

The same housing project now operates through two public entities in different capacities

On the same date the Redevelopment Agency modifies Domus’s land option to satisfy site-control and federal environmental-review requirements, the County Board opens a separate public-financing path for the first phase of Kings Beach Housing Now. Resolution 2009-221 authorizes an application to the California Department of Housing and Community Development for up to $2.1 million in federal HOME funds for new rental construction at the Agency-owned Deer Street properties.Sources

• Placer County Community Development Grants and Loans, August 4, 2009 — HOME application memorandum and proposed resolution — View source
• Placer County Board of Supervisors, approved August 4, 2009 minutes — Resolution 2009-221 — View source
• Placer County Redevelopment Agency, North Lake Tahoe Redevelopment Project Area Implementation Plan 2011–2016 — later grant-success/project callback — View source

AUGUST 10, 2009

Regional project approval follows two different July decisions

The five-unit Trout housing proposal clears its separate regional project-review gate. Placer County’s later official acquisition memorandum states that TRPA approved the development proposal on August 10, 2009.Sources

• Placer County Redevelopment Agency, February 9, 2010 Trout Avenue acquisition memorandum — later official recital fixing TRPA’s project-approval date at August 10, 2009 and describing the five-unit project and future site-control need — View source
• Tahoe Regional Planning Agency, August 26, 2009 Governing Board packet — Community Enhancement Program status report, contemporaneous confirmation that permits had been issued for Deer, Trout and Brook and that Fox/Chipmunk review remained pending — View source
• Tahoe Regional Planning Agency, July 22, 2009 approved Governing Board minutes, reproduced in the August packet — preceding Trout plan-amendment discussion and the statement that expedited sites had been scaled back for Code-compliant staff approval — View source

SEPTEMBER 14, 2009

July’s authorization becomes September ownership

The Everett transaction crosses its principal property-control boundary. Two months after the Redevelopment Agency authorized purchase of nine vacant recorded lots represented by four assessor parcels, a later official Agency memorandum states that the purchase was completed September 14, 2009.Sources

• Placer County Redevelopment Agency, July 21, 2009 — Everett-property purchase authorization memorandum and Purchase and Sale Agreement — View source
• Placer County Redevelopment Agency, October 19, 2010 — RFP memorandum, later official recital establishing completion of the purchase on September 14, 2009 and describing the later parking/development split — View source
• Placer County Successor Agency, February 25, 2014 — Amended Long-Range Property Management Plan, independently recording September 14, 2009 as the Everett acquisition date and $1,834,000 as the value at acquisition — View source
• Placer County Successor Agency, 2016 — Town Center South RFI No. 10538, retained as the later source that compresses the acquisition history to July 21, 2009 — View source

OCTOBER 8, 2009

The April 2008 application becomes an operative State funding agreement

The State infrastructure-funding path opened in April 2008 reaches a contractual milestone. A later official County Successor Agency packet states that the Redevelopment Agency’s IIG application was successful, producing a $3,314,400 award, and that on October 8, 2009 the Agency and the project development entity entered into a Standard Agreement with the State of California for that grant.Sources

• Placer County Redevelopment Agency, April 14, 2008 Board minutes — Resolution 2008-84 ratifying the IIG application for up to $3,314,400 — View source
• Placer County Redevelopment Agency, April 21, 2009 Implementation Plan progress report — contemporaneous description of the IIG application as successful — View source
• Placer County / Successor Agency, March 27, 2012 IIG transfer packet — later official recital of the $3,314,400 award, October 8, 2009 Standard Agreement, Grant 07-IIG-4196, and later draw/receipt states — View source
• Placer County Redevelopment Agency, 2011–2016 Implementation Plan — later project-financing and Domus/KBHA lineage — View source

OCTOBER 20, 2009

The 2008 acquisitions now produce a formal relocation obligation

More than a year after acquiring the occupied Deer, Fox and Chipmunk properties for the scattered-sites housing program, the Redevelopment Agency moves from land ownership and developer-option planning into a formal tenant-relocation and replacement-housing state. Resolution 2009-300 approves the plans governing eligible tenants who may be displaced and the housing that must replace units removed from the market.Sources

• Placer County Redevelopment Agency, October 20, 2009 — Relocation Plan and Replacement Housing Plan for Deer/Fox/Chipmunk — acquisition recital, statutory relocation and replacement-housing conditions, resident survey state, anticipated demolition/construction sequence, fiscal impact and environmental-status treatment — View source
• Placer County Board of Supervisors / Redevelopment Agency Board, approved October 20, 2009 minutes — Resolution 2009-300 and 4-0 consent-agenda vote with Montgomery temporarily absent — View source
• Placer County Redevelopment Agency, March 16, 2010 scattered-sites DDA/financing packet — later callback confirming the October relocation-plan action and its place in the developing five-site project — View source

JANUARY 27, 2010

The regional approval path finally moves beyond reconsideration

The regional approval path that remained unresolved after Placer County selected the three-lane hybrid in July 2008 reaches its principal TRPA decision point. At its January 27, 2010 meeting, the TRPA Governing Board considers the Kings Beach Commercial Core Improvement Project together with the Final Supplemental Environmental Impact Statement and related Kings Beach Community Plan amendments.Sources

• Tahoe Regional Planning Agency, January 27, 2010 Governing Board minutes, reproduced in the February 2010 Governing Board packet — Agenda Item VII.B, Kings Beach Commercial Core Improvement Project and Related Regional Plan Amendments — View source
• Tahoe Regional Planning Agency, June 2008 KBCCIP Governing Board packet — earlier significant/unavoidable transportation-impact categories and project-history continuity — View source
• Tahoe Regional Planning Agency, Regional Plan Update Final EIS — later callback confirming the January 27, 2010 overriding-consideration finding for roadway LOS degradation in Kings Beach — View source
• Tahoe Regional Planning Agency, 2013 Hearings Officer staff summary — later callback confirming KBCCIP approval by the Governing Board in January 2010 and movement into implementation — View source

FEBRUARY 9, 2010A

The Eastern Gateway assembly produces a tenant-relocation obligation

After acquiring 8796 and 8798 North Lake Boulevard as part of the developing Kings Beach Eastern Gateway property assembly, the Redevelopment Agency moves those occupied properties into a formal relocation-and-replacement-housing state. Three households are then identified as eligible for relocation benefits, and the Replacement Housing Plan addresses seven units described collectively as studio and one-bedroom units that the Agency intends eventually to remove.Sources

• Placer County Redevelopment Agency, February 9, 2010 — Relocation Plan for Eligible Tenants and Replacement Housing Plan for 8796 and 8798 North Lake Boulevard — View source
• Placer County Board of Supervisors, approved February 9, 2010 minutes — Resolution 2010-30 as Item 18 and 4–0 consent-agenda approval with Uhler absent — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved February 9, 2010 minutes — later Trout purchase session, used only to establish same-day order of Resolution 2010-29 — View source
• Placer County Redevelopment Agency, October 19, 2010 — Eastern Gateway RFP, used only as a later outcome callback confirming that the tenant-relocation program and demolition of all Eastern Gateway structures were completed in August — View source

FEBRUARY 9, 2010B

The failed no-cost conveyance is replaced by a paid purchase

The Trout land takes a new transaction path. More than two years after the Redevelopment Agency had been authorized to accept the same three parcels from B.B., LLC at no cost—a conveyance that never occurred—the Agency now authorizes a $375,000 purchase, plus as much as $20,000 in escrow and closing costs.Sources

• Placer County Redevelopment Agency, February 9, 2010 Trout Avenue purchase memorandum and proposed resolution — purchase terms, appraisal, due diligence, failed 2007 conveyance, site-control rationale and fiscal/environmental state — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved February 9, 2010 minutes — Resolution 2010-29 and 4-0 approval, Uhler absent — View source
• Placer County Redevelopment Agency, March 16, 2010 scattered-sites DDA / financing packet — later callback treating Trout as acquired for $375,000 plus closing costs and placing it into the five-site project financing structure — View source

MARCH 16, 2010A

The July Master Agreement concept does not become the March agreement

The County changes the transaction structure it had expected to use for the Tahoe Government Center. In July 2009, the Board selected B.B., LLC’s Option 1 as the top-ranked site and authorized Facility Services to negotiate a Master Agreement leading toward a future lease-purchase arrangement.Sources

• Placer County Department of Facility Services, March 16, 2010 — Agreement to Negotiate, B.B. LLC Tahoe Government Center Project — requested action, transaction-structure explanation, six-month negotiating framework, County-role separation, entitlement status, anticipated option structure, CEQA treatment and fiscal-impact statement — View source
• Placer County Board of Supervisors, approved March 16, 2010 minutes — approval of the Agreement to Negotiate as Facility Services Item 25(d) and 4-0 consent-agenda vote with Rockholm absent — View source
• Placer County Department of Facility Services, July 21, 2009 — Site Selection for the Tahoe Government Center — prior B.B. Option 1 / Master Agreement state and earlier cost, parking and delivery assumptions as planning-stage representations — View source

MARCH 16, 2010B

Five previously separate property histories now become one development transaction

On March 16, 2010, the scattered Kings Beach affordable-housing properties that had entered the chronology through separate acquisition, option, environmental, relocation and funding actions are assembled into one conditional development transaction. The Board of Supervisors and Redevelopment Agency approve the statutory findings, property disposition framework, Disposition, Development and Loan Agreement, affordability controls and public financing needed for Kings Beach Housing Associates, LP to pursue a 77-unit five-site project.Sources

• Placer County Redevelopment Agency, March 16, 2010, Kings Beach Scattered Sites Housing Project staff packet — project description, financing plan, Section 33433 analysis, proposed DDA, Regulatory Agreement, resolutions and Sources & Uses schedule — View source
• Placer County Board of Supervisors / Redevelopment Agency Board, approved March 16, 2010 minutes — Resolutions 2010-53 and 2010-54, separate governing capacities, and both 4-0 votes with Rockholm absent — View source

JUNE 9, 2010

The March 16 financing dependency now has a documented outcome

The largest unresolved outside-financing gate identified in the March 16 scattered-sites DDA is fulfilled. On June 9, 2010, the California Tax Credit Allocation Committee’s first-round process places Kings Beach Housing Now among the approved Rural Set-Aside projects, with $2,292,167 in annual federal tax credits and $0 in State tax credits.Sources

• California Tax Credit Allocation Committee, Project Staff Report, 2010 First Round, June 9, 2010, CA-2010-007 — Kings Beach Housing Now — project identity, applicants/developer, unit count, financing, $2,292,167 annual federal-credit recommendation and standard reservation conditions — View source
• California Tax Credit Allocation Committee, 2010 First Round Final Approved Recommendations for the Set-Aside Projects, June 9, 2010 — approved Rural Set-Aside result for CA-2010-007 at $2,292,167 annual federal credits and $0 State credits — View source
• California Tax Credit Allocation Committee, 2010 Annual Report — subsequent official allocation record showing Kings Beach Housing Now, 77 total units, 75 low-income units, $22,921,670 total federal allocation and $0 State allocation — View source
• Placer County Redevelopment Agency, July 13, 2010 — Predevelopment Loan Agreement Amendment / Project Loan Signature Authority — later source-native callback confirming the June 9 award, total-funding-commitment state and the fact that tax-credit investment and other financing were not yet available before August — View source

JUNE 22, 2010

The project adds a public-funds oversight function before physical delivery is established

Thirteen days after the State tax-credit award, the Redevelopment Agency adds an independent oversight layer to the Kings Beach Housing Now financing and construction structure. Staff says construction on the five scattered sites is then scheduled to begin at the end of June 2010 and continue through November 2011.Sources

• Placer County Redevelopment Agency, June 22, 2010 — Selection of and Authority to Enter into a Professional Services Contract with Blackburn Consulting to Provide Housing Construction Management and Prevailing Wage Monitoring Services in an Amount Not to Exceed $75,000 — View source
• Placer County Board of Supervisors, approved June 22, 2010 minutes — Resolution 2010-157 adopted as part of the unanimously approved consent agenda — View source

JULY 13, 2010

The tax-credit award changes the financing problem from uncertainty to timing

One month after Kings Beach Housing Now receives its Low-Income Housing Tax Credit award, the Redevelopment Agency changes the timing of its own already-approved project financing so predevelopment, relocation and demolition-related work can advance before the rest of the project’s financing and property closing become available. Staff says total project funding is now committed, but the tax-credit investment, other grant funding and private financing will not be available before August.Sources

• Placer County Redevelopment Agency, July 13, 2010 — Predevelopment Loan Agreement Amendment with Kings Beach Housing Associates, LP, Domus Development, LLC, and Newport Partners, LLC for the Kings Beach Scattered Sites Housing Project and Clarification of Signature Authority for Project Related Loans — View source
• Placer County Board of Supervisors / Redevelopment Agency Board, approved July 13, 2010 minutes — Resolution 2010-184 — View source

AUGUST 2010

February’s relocation-and-demolition framework becomes a documented physical outcome

The physical outcome anticipated by the February 9, 2010A relocation and replacement-housing plans is now documented as having occurred. A later source-native Redevelopment Agency memorandum states that, during August 2010, the tenant-relocation program and demolition of all structures on the Kings Beach Eastern Gateway site were completed.Sources

• Placer County Redevelopment Agency, October 19, 2010 — Kings Beach Eastern Gateway Request for Proposals, used as the principal source-native callback establishing that the tenant-relocation program and demolition of all Eastern Gateway structures were completed in August 2010 and that the Agency was then ready for developer solicitation — View source
• Placer County Redevelopment Agency, October 25, 2011 — Eastern Gateway / Mountain Smart negotiation memorandum, used as independent later official corroboration that the tenant-relocation program and demolition of all structures were completed in August 2010 — View source

OCTOBER 18, 2010

An earlier construction schedule finally reaches a controlled project-stage milestone

The affordable-housing chronology moves from financing, oversight and construction-readiness arrangements into a documented construction-stage milestone. On October 18, 2010, the Board of Supervisors’ official special-session minutes place all five supervisors at the groundbreaking of Kings Beach Housing Now at 348 Deer Street.Sources

• Placer County Board of Supervisors, approved October 18, 2010 special-session minutes, documenting all five supervisors present and the groundbreaking of Domus Development’s Kings Beach Housing NOW Project at 348 Deer Street — View source
• Placer County Redevelopment Agency, October 19, 2010 Eastern Gateway Request for Proposals memorandum, used only as next-day independent corroboration that Kings Beach Housing Now was then beginning construction — View source
• Placer County approved October 19, 2010 minutes, used in the carried-forward section solely to preserve the next-day ordering of separate B.B. financing and Eastern Gateway actions — View source

OCTOBER 2010 — EXACT DAY OPEN

The March disposition authorization becomes an actual title transfer

The conditional transaction approved in March reaches an actual real-estate and financing closing. A later official Redevelopment Agency memorandum states that in October 2010 the Agency, developer and other lenders closed the Kings Beach Scattered Sites Housing Project.Sources

• Placer County Redevelopment Agency, November 23, 2010 — Fiscal Year 2010-2011 Final Budget memorandum, used as the principal source-native callback establishing the October 2010 Kings Beach Scattered Sites Housing Project closing, private-lender commitment state, land title transfer, $7,618,300 Agency loan and contemplated later $300,000 assistance — View source
• Placer County Redevelopment Agency / Board records, March 16, 2010 five-site DDA and disposition package, used for the earlier conditional land-disposition and financing state — View source
• Placer County Redevelopment Agency, July 13, 2010 amended/restated predevelopment-loan memorandum, used for the earlier expectation that property transfer, recordation and remaining financing would occur at a later closing — View source
• Placer County Redevelopment Agency, June 22, 2010 Blackburn construction-management resolution, used for the earlier $7,918,300 DDA aggregate Agency-loan recital — View source

OCTOBER 19, 2010A

Expiring private bank debt becomes a public redevelopment issue

The Redevelopment Agency moves beyond its earlier $500,000 B.B. predevelopment-loan role and authorizes a different kind of public financial position: acquisition of a private bank’s first-mortgage debt on two B.B.-owned Town Center parcels. Central Pacific Bank’s two loans had principal balances totaling $2,237,500, their stated terms had expired, and staff reported approximately $100,000 in accumulated interest.Sources

• Placer County Redevelopment Agency, October 19, 2010 — Loan Purchase Agreement with Central Pacific Bank for B.B., LLC properties at 8611 and 8623 North Lake Boulevard — View source
• Placer County Redevelopment Agency, October 19, 2010 — $1.45 million tax-increment loan from the Sunset Industrial Project Area to the North Lake Tahoe Project Area — View source
• Placer County approved October 19, 2010 minutes — Resolutions 2010-284 and 2010-285 adopted as consecutive actions with separate unanimous motions — View source
• Placer County Redevelopment Agency, November 23, 2010 Final Budget memorandum — used only as a later callback establishing that the Central Pacific loan-purchase closing had occurred by that date — View source

OCTOBER 19, 2010B

The 2009 acquisition now divides into a frontage-development path and a parking path

Thirteen months after completing the Town Center South acquisition, the Redevelopment Agency separates the assemblage into two functional paths. The Highway 28 frontage at 8716 and 8720 North Lake Boulevard enters an active private-development solicitation process, while the rear Brockway Vista parcels remain assigned to the future public-parking component of the Kings Beach Commercial Core Improvement Project.Sources

• Placer County Redevelopment Agency, October 19, 2010 — Request for Proposals for Development of Agency Property at 8716 and 8720 North Lake Boulevard — View source
• Placer County approved October 19, 2010 minutes — Resolution 2010-286 adopted; Rockholm/Montgomery; Unanimous — View source

OCTOBER 19, 2010C

August’s cleared-site outcome now becomes an active redevelopment solicitation

Two months after the tenant-relocation program and demolition of all Eastern Gateway structures were completed, the Redevelopment Agency moves the cleared public site into formal developer solicitation. Resolution 2010-287 authorizes an RFP covering ten Agency-owned parcels at the southwest corner of Chipmunk Street and North Lake Boulevard.Sources

• Placer County Redevelopment Agency, October 19, 2010 — Request for Proposals for Development of Redevelopment Agency Property at the Southwest Corner of Chipmunk Street and North Lake Boulevard — View source
• Placer County approved October 19, 2010 minutes — Resolution 2010-287 adopted; Rockholm/Montgomery; Unanimous — View source

LATE OCTOBER 2010 — AFTER OCTOBER 19 · EXACT DAY OPEN

The October 19 authorization reaches an actual transaction outcome

The October 19 authorization now becomes an implemented financial transaction. A November 23 source-native Agency memorandum says the Central Pacific Loan Purchase Agreement was subsequently executed and the transaction completed.Sources

• Placer County Redevelopment Agency, November 23, 2010 — Umpqua Bank Loan Purchase Agreement memorandum, used as the principal contemporaneous callback confirming that the October 19 Central Pacific agreement was subsequently executed and the transaction completed — View source
• Successor Agency to the Placer County Redevelopment Agency, 2014 Deed in Lieu of Foreclosure packet, used solely as later independent official corroboration that both Central Pacific loans were acquired by the former Redevelopment Agency in October 2010, while the Umpqua loan was acquired in November 2010 — View source
• Placer County Redevelopment Agency, October 19, 2010 Central Pacific Bank Loan Purchase packet, controlling the original authorization terms, contemporaneous $937,500 second-loan principal, $1.45 million purchase price and creditor-position structure — View source

NOVEMBER 23, 2010

The Agency returns to the private-debt problem after completing the Central Pacific acquisition

Less than two months after beginning the Central Pacific debt-acquisition strategy, and after that first transaction has actually closed, the Redevelopment Agency authorizes a much larger second mortgage-debt purchase covering the remaining B.B.-owned Town Center property. Umpqua’s loan had begun at $2.75 million, had later been increased to $4.6 million, and—after a $360,145.06 payment associated with the Trout Avenue transaction—carried principal represented at $4,239,854.94, plus approximately $310,000 in accumulated interest.Sources

• Placer County Redevelopment Agency, November 23, 2010 — Loan of $1,550,000 in Tax Increment Funds from the Sunset Industrial Project Area to the North Lake Tahoe Project Area — View source
• Placer County Redevelopment Agency, November 23, 2010 — Loan Purchase Agreement with Umpqua Bank — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved November 23, 2010 minutes — minutes-printed Resolution 2010-237 for the $1.55 million inter-project loan and Resolution 2010-328 for the Umpqua purchase, with separate unanimous motions — View source

NOVEMBER 23–30, 2010 — EXACT DAY OPEN

November 23’s authorization becomes an acquisition outcome

The November 23 authorization reaches an implemented debt-acquisition outcome before the end of the month. A later official Successor Agency record expressly identifies the Umpqua loan—originally $2.75 million and subsequently increased to $4.6 million—as having been acquired by the Redevelopment Agency in November 2010.Sources

• Placer County Redevelopment Agency, November 23, 2010 — Loan Purchase Agreement with Umpqua Bank — View source
• Placer County approved November 23, 2010 minutes, controlling Resolution 2010-328 authorization and the separate minutes-printed Resolution 2010-237 financing action — View source
• Successor Agency to the Placer County Redevelopment Agency, 2014 Deed in Lieu of Foreclosure packet, used narrowly as later official corroboration that the Umpqua loan was acquired in November 2010 — View source

DECEMBER 6, 2010A

The October authorization is now confirmed as having been implemented

The October developer solicitation now produces an actual response outcome. A later official Redevelopment Agency memorandum reports that the Eastern Gateway RFP was issued in October 2010, proposals were due December 6, and exactly one proposal was received—from Mountain Smart, LLC.Sources

• Placer County Redevelopment Agency, October 25, 2011 — Exclusive Negotiating Rights Agreements with Mountain Smart, LLC for the Kings Beach Eastern Gateway and Swiss Mart Sites, used as the later source-native callback establishing actual October 2010 RFP issuance, the December 6 proposal deadline, one Mountain Smart proposal and no other respondents — View source
• Placer County Redevelopment Agency, October 19, 2010 — Eastern Gateway Request for Proposals packet, controlling the original solicitation schedule, anticipated review process, no-expenditure state and future project-specific application / CEQA boundary — View source

DECEMBER 6, 2010B

The October solicitation reaches a zero-response outcome

The Town Center South solicitation reaches a materially different result from the concurrent Eastern Gateway RFP. The October 19 packet had opened 8716 and 8720 North Lake Boulevard to proposals for neighborhood-serving commercial, office or mixed-use development, with proposals due December 6.Sources

• Placer County Redevelopment Agency, October 19, 2010 — Request for Proposals for Development of Redevelopment Agency Property at 8716 and 8720 North Lake Boulevard, controlling the property split, intended development uses, 24-foot parking-access condition, December 6 proposal deadline, no-expenditure state and future project-specific CEQA boundary — View source
• Placer County Successor Agency, August 20, 2013 — Long-Range Property Management Plan, used as the later official callback identifying the Everett/Town Center South property and stating that the former Redevelopment Agency issued a 2010 RFP but received no responses; the same source records a later Gary Davis Group mixed-use design contract that remains future chronology — View source

DECEMBER 22, 2010

The former service-station site already carried a long remediation history

The Ronning property moves from investigation and corrective-action planning into a regulator-accepted remediation program. Later Placer County Redevelopment Agency packets state that Kleinfelder West, Inc. prepared a Corrective Action Plan for 8784 North Lake Boulevard and that Lahontan approved or accepted its recommendations on December 22, 2010.Sources

• Placer County Redevelopment Agency, April 12, 2011 — Bidding Authorization for Contaminated Soil Excavation at 8784 North Lake Boulevard, used as a later official callback establishing the property history, CAP preparation/submittal, approximately 1,500-cubic-yard removal recommendation, and Lahontan approval date of December 22, 2010 — View source
• Placer County Redevelopment Agency, April 12, 2011 — Kleinfelder Contract Amendment No. 3, used as a companion later official callback establishing the Ronning/Swiss Mart distinction, the ozone-system and monitored-natural-attenuation sequence, and Lahontan acceptance of the CAP recommendations on December 22, 2010 — View source

JANUARY 25, 2011

The financing structure is already in place; January changes how reimbursements can cycle through it

The existing $3,314,400 Infill Infrastructure Grant is not increased or re-awarded. Instead, the financing structure is amended so that when an HCD draw reimburses the Redevelopment Agency for project costs the Agency previously paid on behalf of Kings Beach Housing Associates, those reimbursed dollars can be recycled into later project expenses.Sources

• Placer County Redevelopment Agency, January 25, 2011 — Amendment to the Disposition, Development, and Loan Agreement with Kings Beach Housing Associates to Authorize Use of Reimbursed Funds from the Infill Infrastructure Grant Program for the Kings Beach Scattered Sites Housing Project — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved January 25, 2011 minutes — Resolution 2011-26 adopted through the consent agenda — View source

JANUARY 25, 2011B

The agreement formalizes commitments already present in the Agency budget

The January 25 Cooperative Agreement converts a set of redevelopment projects and programs already reflected in the Agency’s FY 2010-2011 Final Budget into a formal County/Agency funding-and-implementation agreement. The contemporaneous packet and approved minutes consistently use a total of $18,403,619.Sources

• Placer County Redevelopment Agency, January 25, 2011 — Cooperative Agreement with the County of Placer for the Redevelopment Agency Funding of Projects and Programs, controlling the $18,403,619 contemporaneous total, project-area allocations, North Lake Tahoe line items, fiscal treatment and environmental/findings framework — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved January 25, 2011 minutes — County Resolution 2011-27 and Agency Resolution 2011-30, each approving the $18,403,619 Cooperative Agreement on separate Holmes/Montgomery unanimous motions — View source
• Placer County Department of Public Works, March 22, 2011 — CCIP Interagency Implementation Agreement memorandum, used only to preserve the later $18,865,318 recital of the January Cooperative Agreement as an unresolved source-specific discrepancy — View source

MARCH 22, 2011

March 22 is a project-specific implementation step inside the January funding framework

March 22 turns the broad January Cooperative Agreement framework into a project-specific implementation structure for the Kings Beach Commercial Core Improvement Project. The cumulative Agency CCIP commitment remains capped at $11 million; this is not a new $11 million appropriation.Sources

• Placer County Department of Public Works, March 22, 2011 — Kings Beach Commercial Core Improvement Project Interagency Implementation Agreement packet, controlling the $11 million cumulative commitment, prior-expenditure credits, Rainbow Avenue commitment, Everett reserve, attached-agreement $4,959,849 arithmetic, reimbursement procedures, eligible-cost categories, five-year term and later $18,865,318 recital of the January Cooperative Agreement — View source
• Redevelopment Agency authorization packet — CCIP Interagency Implementation Agreement — Request source Redevelopment-Agency-Authorization-CCIP-2011.pdf. Controlled record; no verified public URL located.
• Placer County Board of Supervisors / Redevelopment Agency, approved March 22, 2011 minutes — Resolution 2011-64 findings; County Resolution 2011-73; Agency Resolution 2011-74; meeting order, motions and 4:0 votes with Uhler absent — View source

APRIL 11, 2011

The approved minutes control April 11 even though the packet memorandum says April 12

Three weeks after the County and Redevelopment Agency put the CCIP’s financing and interagency implementation structure in place, the Board moves a defined neighborhood-traffic mitigation component into construction procurement. Phase I is a pilot program of removable speed humps, temporary traffic circles, roadside signs and a radar-feedback sign intended to test different traffic-calming measures on Kings Beach residential streets before permanent implementation.Sources

• Placer County Department of Public Works, Kings Beach Commercial Core Improvement Project — Pilot Neighborhood Traffic Management Plan (Phase I), Contract No. 1111 — View source
• Placer County Board of Supervisors, approved April 11–12, 2011 minutes — Resolution 2011-87; Montgomery/Holmes; unanimous 4:0 with Uhler absent — View source

APRIL 12, 2011

The regulator-accepted cleanup plan now enters implementation procurement

The December 22 regulator-accepted Corrective Action Plan now moves into procurement and construction-support preparation. Resolution 2011-94 makes the approximately 1,500-cubic-yard Ronning soil-removal scope bid-ready and authorizes competitive solicitation; the estimated excavation contract is $144,250, but no contractor or contract amount is awarded on April 12.Sources

• Placer County Redevelopment Agency, April 12, 2011 — Bidding Authorization for Contaminated Soil Excavation at 8784 North Lake Boulevard, Kings Beach — View source
• Placer County Redevelopment Agency, April 12, 2011 — Contract Amendment Number Three with Kleinfelder West, Inc — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved April 11–12, 2011 minutes — Resolutions 2011-94 and 2011-95 adopted on the consent agenda; Duran/Holmes; unanimous 4:0; Uhler absent — View source

MAY 3, 2011

The May action completes the funding level Blackburn originally estimated for full five-site oversight

The Housing Now oversight contract moves from its initial half-funded ceiling to the full $150,000 amount Blackburn had estimated for work across all five sites. The original June 2010 authorization had capped Blackburn at $75,000 because that was the amount then available, while recognizing that additional funds would be needed to continue through the full development.Sources

• Placer County Redevelopment Agency, May 3, 2011 — Amendment to Blackburn Consulting, Inc. Professional Services Contract / BPO-17919 for Housing Construction Management and Prevailing Wage Monitoring Services — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved May 3, 2011 minutes — Item 27 authorized the Blackburn contract amendment; consent agenda Holmes/Uhler/Unanimous — View source

MAY 18, 2011

The April solicitation now resolves into an actual competitive field

The April 12 open competitive procurement now produces a defined six-bid field. A later source-native Agency award packet includes the May 24 Procurement Services memorandum and plan-holders record showing that specifications were distributed to 34 prospective bidders, a job walk occurred April 26, and six bids were opened May 18.Sources

• Placer County Redevelopment Agency, August 9, 2011 — Award Contract for the Contaminated Soil Excavation at 8784 North Lake Boulevard, including attached May 24 Procurement Services memorandum, bid table and plan-holders list establishing the May 18 bid-opening state — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved August 9, 2011 minutes — later award context only; Resolution 2011-232 is not backwritten into May 18 — View source

MAY 24, 2011

The implementation plan is a portfolio-level action, not a bundle of same-day project approvals

The Agency adopts the statutory five-year implementation framework covering April 3, 2011 through April 2, 2016. The plan consolidates the Agency’s existing North Lake Tahoe redevelopment portfolio—land, cleanup, Town Center, public infrastructure, parking and housing—into a forward program and housing-production framework.Sources

• Placer County Redevelopment Agency, May 24, 2011 — Approve the 2011–2016 Five-Year Implementation Plan for the North Lake Tahoe Redevelopment Project Area, including the attached Implementation Plan — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved May 24, 2011 minutes — Resolution 2011-135 and staff-prioritization direction — View source

JUNE 21, 2011

The adopted budget puts a quantified fiscal frame around the new five-year program

On June 21 the Redevelopment Agency adopts its FY2011–12 budget and work program. The budget totals $29,212,535, with $22,993,522 identified as planned expenditures and $6,219,013 as designated reserves or projected carryover.Sources

• Placer County Redevelopment Agency, June 21, 2011 — FY2011–12 Proposed Budget / Resolution 2011-175 — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved June 21, 2011 minutes — Resolution 2011-175; Montgomery/Holmes; unanimous 4:0; Duran absent — View source

JULY 26, 2011

The priority exercise is the direct follow-through from May 24

Two months after adopting the five-year plan and five weeks after adopting the annual budget, the Agency accepts a priority framework designed for a newly constrained fiscal environment. Staff reports that recently enacted State legislation could require an estimated $3,806,964 FY2011–12 voluntary payment, with approximately $2 million expected to be borne by North Lake Tahoe, followed by continuing annual payments then estimated at roughly 24 percent of the first-year amount.Sources

• Placer County Redevelopment Agency, July 26, 2011 — Report on Prioritization for the North Lake Tahoe Redevelopment Project Area Five Year Implementation Plan — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved July 12, 25 and 26, 2011 minutes — acceptance of the prioritization report — View source
• Placer County Community Development Resource Agency, July 26, 2011 — Tahoe Basin Community Plan Update Work Program Update (companion bridge) — View source

AUGUST 9, 2011

The June budget is overtaken by a new State redevelopment framework

August 9 changes the institutional state of the entire redevelopment program. After ABx1-26 and ABx1-27, County staff presents a choice between redevelopment-agency elimination under the new State framework and participation in a voluntary-payment program intended to permit continued operation.Sources

• Placer County Executive Office / Redevelopment Agency, August 9, 2011 — State Voluntary Payment to Avoid Elimination of the Redevelopment Agency / Urgency Ordinance 5649-B and supporting project-impact analysis — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved August 9, 18 and 19, 2011 minutes — Agency Resolutions 2011-229/230, County Urgency Ordinance 5649-B and Resolution 2011-231 — View source
• Placer County Redevelopment Agency, August 9, 2011 — NTBA service-agreement amendment / proposed assessment-district support (companion bridge) — View source

AUGUST 9, 2011 — RONNING CONTRACT AWARD

The May bid result now becomes a governing-body award

The procurement chain opened in April and narrowed to six bids in May now reaches governing-body award. Clean Harbors, which submitted the $138,115.70 low bid on May 18, is identified by the August packet as the lowest responsive bidder and receives the contract award through Resolution 2011-232.Sources

• Placer County Redevelopment Agency, August 9, 2011 — Award Contract for the Contaminated Soil Excavation at 8784 North Lake Boulevard / Resolution 2011-232 — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved August 9, 18 and 19, 2011 minutes — Resolution 2011-232 — View source

AUGUST 26, 2011

The Supreme Court stay changes the Agency’s immediate operating framework

The August 26 action does not create a new Kings Beach project or authorize a new portfolio of spending. It takes the Agency’s asserted existing enforceable obligations and places them into the payment-schedule process required under the then-operative portions of ABx1-26 after the California Supreme Court’s August stay and clarification orders.Sources

• Placer County Redevelopment Agency, August 26, 2011 – Enforceable Obligations Payment Schedule packet / proposed Resolution 2011-247 — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved August 26, 2011 special-meeting minutes – Resolution 2011-247 adopted — View source

OCTOBER 25, 2011

The 2010 RFP now produces a formal negotiating relationship

The Eastern Gateway land-assembly and demolition story moves from public ownership and an RFP with one respondent into an exclusive-negotiation stage. The October packet says the approximately 1.3-acre site consists of ten Agency-owned APNs and recalls that relocation and demolition had been completed in August 2010.Sources

• Placer County Redevelopment Agency, October 25, 2011 – Exclusive Negotiating Rights Agreements with Mountain Smart, LLC for the Kings Beach Eastern Gateway and Swiss Mart Sites — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved October 25, 2011 minutes – Resolution 2011-297 adopted for Eastern Gateway; Swiss Mart continued — View source
• Placer County Board of Supervisors, approved November 15, 2011 minutes – Swiss Mart ENRA item removed from agenda — View source

NOVEMBER 15, 2011

The CCIP and Housing Now lineages meet physically at Deer Street

A housing-site condition and the evolving CCIP design converge in actual construction. The Deer Street / Domus project had been conditioned in 2009 to build storm-drain pipes and manhole / sediment-trap improvements for the future CCIP.Sources

• Placer County Department of Public Works, November 15, 2011 – Authorize Payment for Kings Beach Commercial Core Storm Water Improvements, Deer Street / proposed Resolution 2011-316 — View source
• Placer County Board of Supervisors, approved November 15, 2011 minutes – Resolution 2011-316 adopted; Swiss Mart ENRA item removed from agenda — View source

DECEMBER 13, 2011A

The bid-to-field-work chain now has an outcome

The procurement chain that began with April bid authorization and moved through the May bid opening and August contract award reaches a physical contract-completion state. Test pits expanded the estimated removal need from the CAP’s approximately 1,500 cubic yards to approximately 2,460 cubic yards.Sources

• Placer County Redevelopment Agency, December 13, 2011 – Notice of Completion for Contaminated Soil Excavation at 8784 North Lake Boulevard, Contract CN000864 — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved December 13, 2011 minutes – Resolution 2011-343 adopted — View source

DECEMBER 13, 2011B

The proposed budget becomes a final year-end operating plan

Six months after adopting the $29,212,535 proposed budget, the Agency adopts a $32,362,796 final budget using updated revenues, expenditure information and prior-year carryovers. The final budget preserves the core work program but adjusts several allocations, including a $236,986 increase in anticipated Kings Beach Scattered Sites Housing funding / expenditures for FY2011-12 because less spending than expected occurred in FY2010-11.Sources

• Placer County Redevelopment Agency, December 13, 2011 – FY2011-12 Final Budget packet / proposed Resolution 2011-348 — View source
• Placer County Board of Supervisors / Redevelopment Agency, approved December 13, 2011 minutes – Resolution 2011-348 adopted — View source

DECEMBER 29, 2011

The two-bill structure breaks apart at the Court decision

The legal route Placer County had selected in August to keep redevelopment operating through the ABx1-27 continuation-payment program no longer survives. The Court leaves ABx1-26’s dissolution structure in force, shifts the operative Part 1.85 date to February 1, 2012, and creates the legal clock that drives Placer County’s January transition actions.Sources

• Supreme Court of California, Case S194861, California Redevelopment Association v. Matosantos case page — View source
• Published opinion text, California Redevelopment Association v. Matosantos, 53 Cal.4th 231 (Dec. 29, 2011) — View source

2012–2015 — Redevelopment dissolution, community vision and public-land transition

JANUARY 24, 2012A

The County does not decline the successor role

Placer County builds the institutional machinery for dissolution before the February 1 effective date. The County elects to take the successor role, keeps the housing function rather than sending it to another housing authority, creates a transition department, and identifies the former Agency’s project portfolio as a mix of enforceable obligations and other projects whose continuation is not yet assured.Sources

• Placer County, January 24, 2012 — Placer County Redevelopment Agency Dissolution / AB 1X-26 packet, including Resolution 2012-25, urgency ordinances, budget and project list — View source
• Placer County Board of Supervisors approved January 24, 2012 minutes — Resolution 2012-25, Ordinances 5662-B/5663-B and budget action recorded — View source

JANUARY 24, 2012B

The original August schedule no longer covers the reformed dissolution calendar

One week before dissolution, the Redevelopment Agency updates the payment bridge that will carry debts, contracts, project costs and administration into the successor period. The action is designed to avoid a payment gap; it does not create new projects and it does not constitute later ROPS or Department of Finance recognition.Sources

• Placer County Redevelopment Agency, January 24, 2012 — Amended Enforceable Obligations Payment Schedule packet / proposed resolution — View source
• Placer County Board of Supervisors / Redevelopment Agency approved January 24, 2012 minutes — Resolution 2012-31 adopted — View source

FEBRUARY 1, 2012

The Redevelopment Agency is now a former agency

This is the institutional state change that ends the redevelopment-agency era. Placer County does not acquire a new redevelopment mandate; it assumes a wind-down role over former Agency obligations and assets, while the retained housing function follows its own successor path.Sources

• Placer County Resolution 2012-25 and transition packet, adopted January 24 and effective February 1, 2012 — View source
• Placer County Successor Agency overview — statewide dissolution effective February 1, 2012 and successor responsibilities — View source
• Placer County July 24, 2012 dissolution report (later official callback to February 1 transition) — View source

FEBRUARY 28, 2012

The successor agency, not the former RDA, now amends the schedule

The first post-dissolution payment-schedule amendment shows the successor agency absorbing the administrative and employee-liability consequences of wind-down while continuing to rely on the EOPS bridge. It still does not create new projects, and the Oversight Board/ROPS review structure has not yet fully displaced the EOPS process.Sources

• Placer County Successor Agency, February 28, 2012 — second amended Enforceable Obligations Payment Schedule memorandum / proposed resolution — View source
• Placer County Board of Supervisors approved February 28, 2012 minutes — Resolution 2012-46 EOPS amendment and Resolution 2012-47 legal-services amendment adopted — View source
• Placer County, February 28, 2012 — Oversight Board formation memorandum — View source

APRIL 2, 2012

The Oversight Board becomes an operative part of the successor architecture

The successor process moves beyond the EOPS bridge into the first Oversight Board-approved ROPS state. That is a meaningful legal and administrative transition: obligations are now being placed through the post-dissolution recognition process, but Oversight Board approval is still not the same as Department of Finance acceptance, payment, or completion of any Kings Beach project.Sources

• Placer County, June 19, 2012 — North Lake Tahoe / CCIP successor agreement packet, later official recital of April 2 initial ROPS approval — View source
• Placer County, June 19, 2012 — companion County/DPW amended and restated agreement packet, same April 2 / May 11 ROPS recital — View source

MAY 11, 2012

The first recognized-obligation schedule is revised rather than treated as fixed

The first ROPS does not remain static. By May 11 the Oversight Board has approved a modified version, creating a new control point for which obligations and amounts can be carried in the successor payment system.Sources

• Placer County, June 19, 2012 — CCIP Successor Agency / County agreement recitals stating modified first ROPS approved May 11 — View source
• Placer County, November 6, 2012 — Successor Agency legal-services memorandum, later callback to May 11 ROPS approval — View source

MAY 22, 2012

Swiss Mart and Ronning remain one remediation-management program but distinct properties

The successor agency keeps the two contaminated Kings Beach properties on an active cleanup path after redevelopment dissolution, but the May 22 action is deliberately conditional. It authorizes a larger/longer environmental contract only if the Oversight Board approves; it does not itself prove execution, expenditure, completed remediation or readiness for property disposition.Sources

• Placer County Successor Agency, May 22, 2012 — Kleinfelder West Amendment No. 4 packet — View source
• Placer County Board of Supervisors approved May 22, 2012 minutes — Resolution 2012-115 adopted — View source

JUNE 19, 2012

Dissolution nullified the old interagency agreements

Dissolution had broken the old County–Redevelopment Agency interagency agreement structure. June 19 does not simply continue that paperwork automatically; County and successor actors separately re-authorize an amended/restated agreement under the new dissolution framework, while preserving Oversight Board approval and later DOF/ROPS review as distinct conditions.Sources

• Placer County Successor Agency, June 19, 2012 — CCIP successor-side agreement packet — View source
• Placer County Department of Public Works, June 19, 2012 — County-side CCIP amended/restated agreement packet — View source
• Placer County Board of Supervisors approved June 19, 2012 minutes — Resolutions 2012-146 and 2012-149 adopted — View source

JUNE 27, 2012

The successor framework is not static after February 1

The dissolution system changes again only five months after the former RDA disappeared. AB 1484 does not reopen redevelopment; it tightens and reorganizes the wind-down machinery.Sources

• Placer County, July 10, 2012 — successor property-disposition / AB 1484 update memorandum, later official recital of June 27 enactment and new requirements — View source
• Placer County Successor Agency, September 25, 2012 — FY2012-13 budget memorandum, later official callback to June 27 enactment and July 24 separate-entity action — View source
• Placer County official Successor Agency overview — View source

JULY 10, 2012

A redevelopment land portfolio becomes a wind-down portfolio

For the first time after dissolution, the former RDA real-estate portfolio is mapped parcel by parcel into a successor-agency disposition system. This is a classification and planning baseline, not a sale, transfer or Oversight Board disposition approval.Sources

• Placer County Redevelopment Department, July 10, 2012 — Disposition of Properties / AB 1484 update — View source
• Placer County approved July 10, 2012 minutes — receipt of property list / AB 1484 update — View source
• Placer County, July 24, 2012 dissolution update — explicit callback to July 10 property report — View source

AUGUST 7, 2012

AB 1484 forces a cleaner institutional separation

The local legal identity is now brought into the post-AB 1484 framework. The same elected officials may sit as the County Board and the Successor Agency governing body, but the successor agency is formally a separate public entity with wind-down powers and inherited liabilities rather than restored redevelopment authority.Sources

• Placer County, July 24 / August 7, 2012 — Ordinance establishing successor agency; second-reading packet — View source
• Placer County approved August 7, 2012 minutes — Ordinance 5680-B adopted — View source

AUGUST 21, 2012

Construction management becomes a named delivery function

The Commercial Core project moves another step from design/funding architecture toward construction delivery by placing professional construction-management capacity under contract authority. The $175,000 first phase is a consultant authorization, not proof that the main CCIP construction contract has been awarded or that construction has begun.Sources

• Placer County Board of Supervisors approved August 21, 2012 minutes — Resolution 2012-190 / CH2M Hill / PSA No. 1120 — View source

SEPTEMBER 25, 2012A

The annual budget is now a wind-down budget rather than a redevelopment budget

The successor budget converts the post-dissolution work program into a defined annual financial plan. It shows which Kings Beach functions staff expects to continue inside the wind-down framework, but budget authority is not proof that every listed activity occurred or that every dollar was spent.Sources

• Placer County Successor Agency, September 25, 2012 — FY2012–13 final budget memorandum and proposed resolution — View source
• Placer County approved September 25, 2012 minutes — Resolution 2012-223 — View source

SEPTEMBER 25, 2012B

The 2011 pilot procurement now produces a funded modification

The neighborhood-traffic pilot moves from the 2011 procurement/temporary-installation stage into a funded modification toward final traffic-calming measures. The action authorizes additional funding and change-order authority; it does not by itself establish the final contract cost or completion date.Sources

• Placer County approved September 25, 2012 minutes — Resolution 2012-219 / CCIP Pilot NTMP additional funding and change-order authority — View source
• Placer County Department of Public Works later contract summary — Contract No. 1111 / change-order lineage — View source

OCTOBER 9, 2012

A statutory wind-down review receives formal County funding and authority

AB 1484’s wind-down regime now moves from statutory framework into a funded local review process designed to identify unobligated balances and transfers for possible allocation or recovery. The October 9 action commissions the review; it does not establish the review’s findings, a remittance amount, Department of Finance acceptance or a Finding of Completion.Sources

• Placer County Auditor-Controller, October 9, 2012 — Due Diligence Review / MGO engagement packet — View source
• Placer County approved October 9, 2012 minutes — MGO engagement and $47,800 budget revision — View source

OCTOBER 23, 2012A

The maintenance side of the Commercial Core project becomes a formal financing question

The Commercial Core project now has a defined proposed long-term maintenance-finance mechanism and a quantified assessment methodology, but October 23 is still the ballot-stage proceeding. The record expressly leaves final formation and any levy contingent on the later January 22 ballot result.Sources

• Placer County Board of Supervisors, October 23, 2012 Summary Action — Resolution 2012-242 / KBBAD ballot-stage action — View source
• Kings Beach Benefit Assessment District No. 1 Engineer’s Report, October 23, 2012 — View source

OCTOBER 23, 2012B

Parcel-specific right-of-way becomes part of the construction-delivery story

CCIP advances from planning and consultant preparation into parcel-specific right-of-way implementation. The two State-property actions authorize $547,474 in combined consideration by arithmetic, but they acquire defined easement interests rather than fee title and do not establish construction start or recording dates.Sources

• Placer County Board of Supervisors, October 23, 2012 Summary Action — Resolutions 2012-248 and 2012-249 — View source
• Placer County Department of Public Works — October 23, 2012 State Parks property acquisition packet — Request source Placer County Department of Public Works — October 23, 2012 State Parks property acquisition packet. Controlled record; no verified public URL located.

NOVEMBER 20, 2012

The right-of-way program reaches a named private parcel

The CCIP right-of-way program continues from the October State-property package to a private corner parcel at the proposed Bear Street roundabout. The $38,600 negotiated settlement purchases defined easement rights; it is not a fee-title acquisition, construction-start event or proof of final project cost.Sources

• Placer County Department of Public Works, November 20, 2012 — King Building LLC easement acquisition memorandum / Resolution package — View source
• Placer County approved November 20, 2012 minutes — Resolution 2012-265 and KBBAD hearing-location bridge — View source

DECEMBER 11, 2012

The resource stack continues to diversify

CCIP closes 2012 with another prospective resource added to its financing pipeline, aimed at vegetative landscaping and environmental-mitigation elements. The Board authorized an application of up to $350,000; no award, cash receipt, reimbursement or expenditure is established by this action.Sources

• Placer County Department of Public Works, December 11, 2012 — CCIP EEMP funding application memorandum / proposed resolution — View source
• Placer County approved December 11, 2012 minutes — Resolution 2012-276 — View source

JANUARY 8, 2013

Utility conflicts move from coordination into a formal delivery agreement

before the January 22 assessment-district outcome, CCIP enters 2013 with a source-native utility-relocation agreement aimed at clearing water and sewer conflicts from the construction footprint. The record places the cost on NTPUD and states there is no net County cost.Sources

• Placer County approved January 8, 2013 minutes — Resolutions 2013-7, 2013-10 and 2013-11 — View source

JANUARY 22, 2013

The October 2012 ballot stage reaches its required outcome

the October 2012 proposal/ballot stage becomes a completed formation-and-levy authorization. The levy is not described as immediate 2013 collection; the approved minutes expressly tie collection to completion of the improvements.Sources

• Placer County approved January 22, 2013 minutes — KBBAD ballot tabulation and Resolution 2013-14 — View source

FEBRUARY 5, 2013A

The first construction phase becomes specific

CCIP moves from a broad approximately $48 million program into a defined first construction phase supported by a layered financing plan and a local bridge-funding mechanism intended to let work begin before programmed STIP funds become available.Sources

• Placer County Department of Public Works, February 5, 2013 CCIP phasing/finance packet — View source
• Placer County approved February 5, 2013 minutes — Resolutions 2013-25 and 2013-26 — View source

FEBRUARY 5, 2013B

The acquisition chain reaches another roundabout corner parcel

the parcel-specific right-of-way program continues into the proposed Coon Street roundabout area, supported by the same FHWA/Caltrans Southern Nevada Public Land Management Act funding family used for earlier CCIP easement acquisitions.Sources

• Placer County Department of Public Works, February 5, 2013 8595 North Lake Blvd LLC easement packet — View source
• Placer County approved February 5, 2013 minutes — Resolution 2013-21 — View source

FEBRUARY 20, 2013

The ROPS clock is now operating beyond the first dissolution-year schedules

the successor-wind-down process advances into the next recognized-obligation period. The direct February 20 meeting packet/minutes are not presently controlled, so the Moment is locked from explicit later official callbacks and is marked accordingly rather than reconstructed from assumption.Sources

• Placer County Successor Agency, August 20, 2013 ROPS 13-14B memorandum — explicit comparison to ROPS 13-14A and prior six-month total — View source
• Placer County later Successor Agency / Oversight recitals explicitly stating Feb. 20, 2013 ROPS 13-14A approval — View source
• Placer County later successor contract resolution also reciting Feb. 20 ROPS approval — View source

MARCH 21, 2013

The February ROPS stage and the March State-review stage remain separate

the successor process crosses a State-review threshold. The finding does not itself sell a Kings Beach parcel, approve the later Long-Range Property Management Plan, release a specific dollar amount, or authorize a particular project expenditure; it changes the legal pathway through which those later actions may proceed.Sources

• Placer County Successor Agency, March 7, 2017 memorandum/resolution — explicit March 21, 2013 Finding-of-Completion date and later excess-bond-proceeds recital — View source
• Placer County Successor Agency, August 20, 2013 Long-Range Property Management Plan memorandum — six-month post-Finding plan requirement and March receipt callback — View source

MARCH 26, 2013A

The application adds a possible source without rewriting the February finance stack

the County adds a potential CDBG funding lane to the CCIP financing stack. The Board’s action is application and delegated-document authority, not a State award, executed grant, cash receipt, reimbursement, or project expenditure.Sources

• Placer County Board of Supervisors approved March 26, 2013 minutes — Resolution 2013-50 and CDBG application authority — View source

MARCH 26, 2013B

The parking-mitigation lineage gains a named West End site

the CCIP off-street-parking mitigation program moves from general site planning into a negotiated property-acquisition package for two Rainbow Avenue parcels. The action authorizes the transaction but does not, by itself, establish the escrow-closing or deed-recording date.Sources

• Placer County Department of Public Works, March 26, 2013 Ferrari/West End Parking acquisition memorandum and proposed resolution — View source
• Placer County Board of Supervisors approved March 26, 2013 minutes — Resolution 2013-55 — View source

APRIL 23, 2013

The project is moving from design/finance toward operational responsibility

a continuing post-construction responsibility is formally assigned into the CCIP delivery architecture before the main construction contract is bid. The agreement authority is part of construction readiness; it is not evidence that the streetscape had already been constructed or that maintenance costs had already been incurred.Sources

• Placer County Department of Public Works, April 23, 2013 Caltrans landscape-maintenance memorandum — View source
• Placer County Board of Supervisors approved April 23, 2013 minutes — Resolution 2013-70 — View source
• Placer County May 21, 2013 Summary Action — parallel Kings Beach transit-shelter grant bridge — View source

JUNE 4, 2013A

The delivery stage changes materially

after years of planning, environmental review, financing assembly, utility relocation, right-of-way acquisition and implementation agreements, the central CCIP construction package reaches competitive-bid solicitation. This is a procurement-stage transition, not a construction contract award, notice to proceed, expenditure, field start, or completed improvement.Sources

• Placer County Department of Public Works, June 4, 2013 Core of the Core Contract 1140 memorandum — View source
• Placer County Board of Supervisors June 4, 2013 Summary Action — plans/specifications and bid-advertising authority — View source

JUNE 4, 2013B

The right-of-way chain now reaches another roundabout corner

the parcel-by-parcel right-of-way program continues on the same day the main construction package is released for bidding. The Felte action secures authority for a Bear Street roundabout corner easement package; it remains distinct from fee-title acquisition and from proof of deed recording or construction use.Sources

• Placer County Department of Public Works, June 4, 2013 Felte easement memorandum — View source
• Placer County Board of Supervisors June 4, 2013 Summary Action — Resolution 2013-102 — View source

JULY 9, 2013

The direct July 9 record controls the governing-body action

the contaminated former-service-station property moves from a remaining-cleanup requirement into a second major excavation contract. July 9 is a contract-award and execution-authority Moment.Sources

• Placer County approved July 9, 2013 Board / Successor Agency minutes — Resolution 2013-141 — View source
• Placer County Successor Agency, November 12, 2013 Soil Excavation and Offsite Disposal Phase II contract-amendment memorandum — later execution/performance callback and conflicting Oversight recitals — View source

AUGUST 20, 2013A

The Plan makes the property lineage operationally specific

the March Finding of Completion now produces a parcel-specific disposition framework. The August 20 Plan moves the former redevelopment real-estate portfolio from an interim hold/wind-down state into a formal statutory roadmap for sale, governmental use, enforceable obligations or future development.Sources

• Placer County Successor Agency, August 20, 2013 Long-Range Property Management Plan memorandum and attached Plan — View source
• Placer County approved August 20, 2013 Board minutes — LRPMP report received / submission authorized — View source

AUGUST 20, 2013B

The schedule records wind-down movement rather than a new $45.4 million authorization

the Successor Agency packages the next six-month obligation period for Oversight review while documenting a substantial reduction from the prior ROPS. The schedule describes proposed recognized-obligation amounts and funding sources; August 20 is not proof that every listed obligation was paid.Sources

• Placer County Successor Agency, August 20, 2013 ROPS 13-14B memorandum and schedule — View source
• Placer County approved August 20, 2013 Board minutes — Resolution 2013-169 — View source

AUGUST 27, 2013A

Oversight approval makes the Plan more than an internal disposition proposal

the parcel roadmap authorized for submission one week earlier clears the local Oversight gate and advances to Department of Finance review. This is a material disposition-process milestone, but the initial Plan is not yet the final State-approved plan and no individual parcel changes title on August 27.Sources

• Placer County Successor Agency, February 25, 2014 amended-LRPMP memorandum — explicit August 27, 2013 Oversight approval recital and later DOF modification requirements — View source
• Placer County Oversight Board, January 16, 2018 disposition update — explicit August 27, 2013 initial LRPMP approval recital — View source
• Placer County Successor Agency, August 20, 2013 initial LRPMP source package — View source

AUGUST 27, 2013B

The Oversight approval closes the local ROPS gate but not the State gate

the ROPS that the Successor Agency approved for submission on August 20 clears the local Oversight gate. The approval advances the next six-month obligation schedule into State review; it is not proof that DOF accepted every item or that the scheduled amounts were paid.Sources

• Placer County Successor Agency, August 20, 2013 ROPS 13-14B memorandum and schedule — View source
• Placer County Successor Agency, October 22, 2013 Quartz Ridge DDA packet — later official recital that Oversight Board approved ROPS 13-14B on August 27 — View source

SEPTEMBER 24, 2013

Construction management enters the active delivery stack

Core-of-the-Core delivery shifts from bid-ready design into a paired construction-management and competitive-bid state. CH2M Hill receives governing-body contract authority, while the construction contract itself remains unawarded on September 24.Sources

• Placer County Board of Supervisors, September 24, 2013 Summary Action — Resolution 2013-219 / PSA 1153 — View source
• Placer County Department of Public Works, September 24, 2013 CH2M Hill PSA 1153 memorandum — View source
• Placer County Department of Public Works, November 12, 2013 Contract 1140 award memorandum — later source-native bid-opening callback — View source

OCTOBER 22, 2013

The procurement lineage closes at the formal contract-acceptance stage

A traffic-calming project that entered procurement in 2011 reaches formal governing-body completion status. The physical work had been completed October 31, 2012; the October 22, 2013 action is the later contract-acceptance/Notice-of-Completion stage, not the field-completion date.Sources

• Placer County Board of Supervisors, October 22, 2013 Summary Action — Resolution 2013-243 — View source
• Placer County Department of Public Works, October 22, 2013 Contract 1111 Notice of Completion memorandum — View source

NOVEMBER 5 / NOVEMBER 12, 2013

Unexpected tanks alter the work after excavation begins

Field work that began under the July Phase II award reveals previously unknown underground tanks and associated contamination, changing the remediation scope. The local authorization raises the contract work capacity but does not establish cleanup completion, regulatory closure or final cost.Sources

• Placer County Successor Agency, November 12, 2013 Soil Excavation and Offsite Disposal Phase II contract-amendment packet / Resolution 2013-262 — View source
• Placer County Board / Successor Agency, November 12, 2013 Summary Action — Resolution 2013-262 — View source

NOVEMBER 12, 2013

The competitive result becomes an awarded construction contract

The September low-bid position becomes a governing-body construction award. The award is still not the same as contract execution or construction start: the Board expressly conditions execution on documented funding approval.Sources

• Placer County Department of Public Works, November 12, 2013 Contract 1140 award memorandum — View source
• Placer County Board of Supervisors, November 12, 2013 Summary Action — Resolution 2013-263 — View source
• Placer County Department of Public Works, July 21, 2015 Contract 1140 Change Order 46 memorandum — later official execution-date callback — View source

DECEMBER 10 / DECEMBER 16, 2013

The parking assets are treated as mitigation infrastructure rather than ordinary sale inventory

The long-running Brook, Minnow, Salmon and Deer/Rainbow parking-property lineages move from Successor Agency disposition planning into a specific County-transfer transaction. Local Successor Agency and Oversight gates are cleared, but DOF approval, deed delivery/recording and County acceptance remain future stages.Sources

• Placer County Successor Agency, December 10, 2013 Transfer of Governmental Use Properties memorandum / Resolution 2013-275 — View source
• Placer County Board / Successor Agency, December 10, 2013 Summary Action — Resolution 2013-275 — View source
• Placer County Department of Public Works, January 7, 2014 acceptance memorandum — later official callback establishing December 16 Oversight affirmation — View source

JANUARY 7, 2014

The County acceptance step remains conditional rather than self-executing

The intended County transferee now supplies its own acceptance authority for the parking assets, but the transaction is still not a completed conveyance. The January record expressly keeps DOF approval ahead of grant-deed acceptance and recordation.Sources

• Placer County Department of Public Works, January 7, 2014 Kings Beach parking-lot acceptance memorandum — View source
• Placer County Board of Supervisors, January 7, 2014 Summary Action — View source

FEBRUARY 25 / FEBRUARY 26, 2014

DOF review changes the parking-transfer architecture instead of merely blessing it

State review changes the post-dissolution property map. The parking sites cannot remain categorized as governmental use; they are moved to a future-development transfer category that can still accommodate public parking.Sources

• Placer County Successor Agency, February 25, 2014 amended Long-Range Property Management Plan memorandum and plan — View source
• Placer County Board / Successor Agency, February 25, 2014 Summary Action — View source
• Placer County Successor Agency, March 11, 2014 credit-bid memorandum — later official callback establishing February 26 Oversight approval — View source

MARCH 11, 2014

Defaulted loan security becomes an active acquisition mechanism

The Successor Agency moves from holding defaulted secured debt into formal acquisition authority, but it does not become fee owner on March 11. Trustee sales remain scheduled for March 24, and a later April record shows the acquisition path changed before those sales occurred.Sources

• Placer County Successor Agency, March 11, 2014 Kings Beach Property Trustee’s Sales / credit-bid packet — View source
• Placer County Board / Successor Agency, March 11, 2014 Summary Action — Resolution 2014-049 — View source

APRIL 2014 — EXACT DAY NOT YET CONTROLLED

The procurement ladder finally reaches field construction

After years of planning, design, financing, right-of-way work, bid procurement, the November 2013 award and December 2013 execution, the Core of the Core reaches physical construction. The month-level callback is strong enough to establish the transition while leaving the precise day open.Sources

• Placer County Public Works, August 18, 2015 Contract 1140 change-order memorandum — later official callback establishing April 2014 construction start — View source
• Kings Beach Commercial Core Improvement Project — project history — View source

APRIL 22, 2014A

The scheduled trustee-sale path is displaced before it produces title

The acquisition route changes from the trustee-sale/credit-bid path authorized in March to a negotiated deed-in-lieu structure. The Board approves the agreement and prospective acceptance of the property, but escrow, State/Oversight approvals and fee-title transfer remain later.Sources

• Placer County Successor Agency, April 22, 2014 Deed in Lieu of Foreclosure packet / proposed agreement — View source
• Placer County Board / Successor Agency, April 22, 2014 Summary Action — Resolution 2014-077 — View source

APRIL 22, 2014B

The second CCIP phase advances while the first phase is entering construction

As Core-of-the-Core field construction begins, the later Gateway phase continues assembling property rights. This is a separate property-rights transaction from the same-day Kings Beach Town Center deed-in-lieu action and should not be merged into it.Sources

• Placer County Board of Supervisors, April 22, 2014 Summary Action — Resolution 2014-080 — View source

MAY 19, 2014

SUCCESSOR PROPERTY CONTROL · CALIFORNIA DEPARTMENT OF FINANCE FINAL LRPMP APPROVAL

The amended LRPMP moves from local/Oversight approval into the controlling State-approved disposition framework. For Kings Beach Center, Finance expressly describes a sequence in which the Successor Agency first obtains the 16 parcels, temporarily transfers them to Placer County, and the County then sells them to a third party for development consistent with redevelopment and community plans.Sources

• California Department of Finance, Long-Range Property Management Plan approval letter, May 19, 2014 (controlled file: Placer_County_LRPMP_Letter (1).docx). — Request source California Department of Finance, Long-Range Property Management Plan approval letter, May 19, 2014 (controlled file: Placer_County_LRPMP_Letter (1).docx).. Controlled record; no verified public URL located.
• Placer County Successor Agency, amended LRPMP memorandum, Feb. 25, 2014 — View source

SEPTEMBER 17, 2014

KINGS BEACH CENTER · SUCCESSOR AGENCY ACQUIRES 16 PARCELS BY DEED IN LIEU

The public role changes from creditor/security-holder to fee-title owner. The April 22 deed-in-lieu authorization and May 19 State-approved disposition lane now produce an actual ownership result.Sources

• Placer County Resolution 2015-234, later signed official recital of Sept. 17, 2014 acquisition and Instrument No. 2014-0064550 — View source
• Placer County Kings Beach Center appraisal, later title-history callback — View source

DECEMBER 9, 2014

KINGS BEACH CENTER · COUNTY ACCEPTS SUCCESSOR-AGENCY CONVEYANCE / COMPLETION AUTHORITY

The LRPMP’s contemplated temporary transfer to the County reaches its governing-body acceptance stage. December 9 is authorization and acceptance, not the recorded County-title date.Sources

• Placer County Board of Supervisors, Dec. 9, 2014 official summary action, Resolution 2014-238 — View source
• Placer County Resolution 2015-234, later title-chain recital — View source

DECEMBER 31, 2014

KINGS BEACH CENTER · GRANT DEED TO PLACER COUNTY RECORDED

The 2014 debt-to-title-to-County chain reaches recorded County ownership. The controlled evidence fixes the recording date and instrument number but does not supply the complete deed text, title exceptions or any future developer rights.Sources

• Placer County Resolution 2015-234, signed later official recital of Dec. 31, 2014 recording as Instrument No. 2014-0094602 — View source
• Johnson Valuation Group, Kings Beach Center appraisal, July 16, 2015, title-history callback — View source

FEBRUARY 2015

NORTH LAKE TAHOE TOWN CENTERS · EPS ECONOMIC / INCENTIVE ANALYSIS CREATES A TAU-BANKING AND FEASIBILITY POLICY FRAMEWORK

The report converts longstanding concerns about weak private reinvestment into a documented feasibility diagnosis and a set of recommended County interventions. It recommends that Placer County lead process reform, acquire and bank tourist accommodation units (TAUs), consider shared/centralized parking and public financing tools, and focus on catalyst opportunities in Tahoe City and Kings Beach.Sources

• Placer County / EPS / JDeS, Economic Development Incentives for North Lake Tahoe Town Centers, Final Report, February 2015 — View source
• Placer County, Revitalization in North Lake Tahoe — later official overview identifying the 2015 study as informing the later incentive program — View source

JULY 16, 2015

KINGS BEACH CENTER · JOHNSON VALUATION GROUP COMPLETES COUNTY APPRAISAL / $4.0M AS-IS MARKET-VALUE OPINION

The appraisal establishes a dated market-valuation reference for the County-owned assemblage before active marketing. The controlled appraisal record gives an as-is market-value opinion of $4,000,000.Sources

• Placer County property-disposition portal, Kings Beach Center — official listing of Johnson Valuation Group appraisal dated July 16, 2015 — View source
• Johnson Valuation Group, Kings Beach Center Appraisal, July 16, 2015 — controlled project source / factual knowledge base (effective valuation date June 21, 2015). — Request source Johnson Valuation Group, Kings Beach Center Appraisal, July 16, 2015 — controlled project source / factual knowledge base (effective valuation date June 21, 2015).. PRA/controlled record; no verified public URL located.

JULY 21, 2015

CCIP CONTRACT 1140 · CHANGE ORDER NO. 46 AUTHORIZED / $85,391.50 VALUE-ENGINEERING REDUCTION CONTROLLED

The action changes the active CCIP construction contract during late-stage paving work. The controlled project record treats Change Order 46 as an $85,391.50 contract reduction/value-engineering credit.Sources

• Placer County Board of Supervisors, signed Resolution 2015-154, July 21, 2015 — View source

AUGUST 18, 2015

CCIP CONTRACT 1140 · CONTINGENCY INCREASED FROM 6% TO 9% AS FIELD CONDITIONS DRIVE ADDITIONAL CHANGE AUTHORITY

Public Works reports that change orders were approaching the original six-percent contingency because of grade differentials, added earthwork, utility-location issues and requested Caltrans modifications. The Board adds $641,250 of authorized contingency, producing a $1,923,750 contingency ceiling and a stated contract-with-contingency ceiling of $23,298,750.Sources

• Placer County Department of Public Works, Contract Change Orders — Kings Beach Commercial Core Improvement Project — Contract No. 1140, August 18, 2015 — View source
• Placer County Board of Supervisors Summary Action / Resolution 2015-176, August 18, 2015 — View source

NOVEMBER 3, 2015

KINGS BEACH CENTER · BOARD AUTHORIZES MARKET TESTING, RFI RELEASE AND QUALIFIED-BROKER CONSULTING PATH

County ownership moves from valuation and internal disposition preparation into authorized market testing. The Board authorizes an RFI and a broker-selection/consulting pathway, but the action does not itself identify a developer, select an RFI respondent, approve a sale price, execute a purchase-and-sale agreement, approve a project, or grant entitlements.Sources

• Placer County Board of Supervisors Summary Action, Nov. 3, 2015, Item 7B — View source
• Placer County Resolution 2015-234, signed Nov. 3, 2015 — View source
• Placer County property-disposition portal, later KBC RFI/appraisal source family — View source

OCTOBER 20, 2015

NORTH LAKE TAHOE TOWN CENTERS · BOARD ACCEPTS INCENTIVE PROGRAM / IMPLEMENTATION PLAN AND DIRECTS PROGRAM COMPONENTS AND PRIORITIES

The February feasibility recommendations advance into an accepted implementation-plan framework. This is a real policy-stage change, but it is not yet the final operating program approval later reached through detailed guidelines, an application and a scoring system.Sources

• Placer County Board of Supervisors Minutes, October 20, 2015, Item 4A — View source
• Placer County staff memorandum, Draft North Lake Tahoe Town Centers Economic Development Incentive Program and Implementation Plan, October 20, 2015 — View source
• EPS, North Lake Tahoe Town Centers—Economic Development Incentive Program and Implementation Plan, Final Report, November 2015 — View source

NOVEMBER 3, 2015

KINGS BEACH CENTER · BOARD AUTHORIZES MARKET TESTING, RFI RELEASE AND QUALIFIED-BROKER CONSULTING PATH

The substance of the former M136 remains unchanged. Only its display ordinal moves to M138 because two October 20 state-changing actions were recovered ahead of it.Sources

• Placer County Board of Supervisors Summary Action, November 3, 2015, Item 7B — View source
• Placer County Resolution 2015-234, November 3, 2015 — View source

2016–2018 — Developer procurement, Area Plan adoption and the Kings Beach Center sale agreement

MARCH 24, 2016

FORMER SWISS MART · SUCCESSOR AGENCY RELEASES SEALED-BID SALE SOLICITATION NO. 10518

Swiss Mart enters an operative sale-solicitation lane distinct from the RFIs later used for KBC, Town Center South and Eastern Gateway. The release creates bid deadlines and sale procedures, but it does not itself establish a winning bidder, approved sale, purchase agreement, closing or development entitlement.Sources

• Placer County / Successor Agency, Invitation for Sealed Bids No. 10518 — Former Swiss Mart Property — View source

APRIL 19, 2016

NORTH LAKE TAHOE ECONOMIC INCENTIVE PROGRAM · BOARD REVIEWS DRAFT OPERATING RULES AND DIRECTS REVISION

The accepted 2015 implementation plan reaches governing-body review of the operating mechanics. The Board gives direction but does not yet approve the final program framework.Sources

• Placer County Board of Supervisors Minutes, April 19, 2016, Item 2A — View source
• Placer County staff memorandum, North Lake Tahoe Economic Incentive Program, April 19, 2016 — View source

APRIL 25, 2016

KINGS BEACH CENTER · COUNTY RELEASES RFI NO. 10519 / PUBLIC MARKET TEST

The November 2015 authorization becomes an actual public solicitation. The source publishes the 16-parcel / approximately 3.5-acre baseline, a cohesive-site preference, development commodities and an initial response clock, while remaining expressly nonbinding.Sources

• Placer County RFI No. 10519 — Kings Beach Center — View source

APRIL 25, 2016

TOWN CENTER SOUTH · SUCCESSOR AGENCY RELEASES RFI NO. 10538 AS A SEPARATE FOUR-PARCEL MARKET-TEST LANE

Town Center South enters its own nonbinding RFI lane: approximately 0.9 acres across four contiguous parcels, with a June 29 response deadline and published development commodities. The RFI expressly says all four Kings Beach properties are being offered separately even though compatible multi-site concepts may be possible.Sources

• Placer County / Successor Agency RFI No. 10538 — Town Center South — View source

APRIL 25, 2016

EASTERN GATEWAY · SUCCESSOR AGENCY RELEASES RFI NO. 10539 FOR THE TEN-PARCEL / 1.3-ACRE SITE

Eastern Gateway enters an operative market-test lane before its later connection to KBC/39° North. The base RFI establishes a 10-parcel, approximately 1.3-acre site, an original June 29 response deadline and an initial commodity table.Sources

• Placer County / Successor Agency RFI No. 10539 — Eastern Gateway Property — View source

MAY 17, 2016

NORTH LAKE TAHOE ECONOMIC INCENTIVE PROGRAM · BOARD APPROVES AMENDED GUIDELINES, APPLICATION AND SCORING SYSTEM

The incentive lane crosses from planning and draft-rule review into an approved administrative program. The framework establishes TAU Cost Offset and Infrastructure Cost Offset components, a scored review process and Board approval before any project Program Agreement; it does not itself award an incentive to KBC or any other project.Sources

• Placer County Board of Supervisors Summary Action, May 17, 2016, Item 15B — View source
• Placer County staff memorandum / program package, May 17, 2016 — View source

JUNE 1, 2016

KINGS BEACH CENTER RFI 10519 · ADDENDUM NO. 1 EXTENDS RESPONSE DEADLINE TO JULY 29

The KBC procurement clock changes by one month; the property scope, evaluation framework and other RFI terms do not change. This addendum is the operative deadline against which the July 29 K Corporation response must be measured.Sources

• Placer County Procurement Services, RFI 10519 Addendum No. 1 — View source

JUNE 1, 2016

EASTERN GATEWAY RFI 10539 · ADDENDUM NO. 1 EXTENDS RESPONSE DEADLINE TO JULY 29

Eastern Gateway’s separate market-testing clock moves from June 29 to July 29 while all other terms and conditions remain the same.Sources

• Placer County Procurement Services, RFI 10539 Addendum No. 1 — View source

JUNE 6, 2016

EASTERN GATEWAY RFI 10539 · ADDENDUM NO. 2 REVISES COMMERCIAL FLOOR AREA TO 3,240 CFA

The published Eastern Gateway commodity baseline changes during the solicitation: the addendum visibly strikes 2,322 CFA and replaces it with 3,240 CFA, while retaining 31,873 square feet of verified land coverage, 6 TAUs and 1 RUU.Sources

• Placer County Procurement Services, RFI 10539 Addendum No. 2 — View source

JULY 27, 2016

KINGS BEACH CENTER RFI 10519 · LAULIMA PARTNERS SUBMITS A COHESIVE / PHASED DEVELOPMENT RESPONSE

The first controlled KBC respondent source places a specific private development concept into the County’s market-test record. Its project framing is an applicant representation, not a County finding, score, ranking, selection or entitlement.Sources

• Laulima Partners response to Kings Beach Center RFI / related Kings Beach property opportunity — Request source KBC RFI Laulima Sub.pdf. PRA/controlled record; no verified public URL located.

JULY 29, 2016

KINGS BEACH CENTER RFI 10519 · JAMES KAPLAN / K CORPORATION SUBMITS SECOND CONTROLLED RESPONSE ON THE EXTENDED DEADLINE

The second controlled KBC response proposes a mixed-use Town Center concept organized around a large landscaped gathering space, retail/eating uses, upper-floor living or lodging and parking alternatives. The package identifies Kings Beach Center, LLC as a proposed entity ‘to be formed.’ These are respondent representations, not County findings or an approved project.Sources

• July 29, 2016 James Kaplan / K Corporation response to Kings Beach Center RFI No. 10519 — Request source KBC RFI KCorp Sub.pdf. Controlled record; no verified public URL located.

SEPTEMBER 7, 2016

KINGS BEACH CENTER RFI 10519 · COUNTY PANEL REVIEWS, EVALUATES AND RANKS TWO SUBMITTALS AND INTERVIEWS BOTH RESPONDERS

The KBC process moves from market submissions into County evaluation and interviews. The controlled source establishes that review/evaluation/ranking occurred and that both teams were interviewed; it does not disclose the score sheets, rank order or detailed rationale.Sources

• Placer County Board staff report, February 6, 2018, later official recital of 2016 RFI evaluation — View source

SEPTEMBER 27, 2016

KINGS BEACH CENTER · BOARD HEARS CLOSED-SESSION REAL-PROPERTY REPORT AND GIVES DIRECTION ON LAULIMA NEGOTIATIONS

The KBC RFI process has moved beyond interviews into a Board-controlled negotiation stage with Laulima. The public minutes establish the property list, negotiating party, statutory topic and Board direction; they do not disclose the confidential direction, any price, payment term, offer, counteroffer, parcel scope actually proposed in negotiations, or an agreement.Sources

• Placer County Board of Supervisors Draft Minutes, September 27, 2016 — View source
• Placer County Closed Session Agenda, September 27, 2016 — View source

SEPTEMBER 27, 2016

TOWN CENTER SOUTH · SUCCESSOR AGENCY HEARS CLOSED-SESSION REPORT AND GIVES DIRECTION ON PARADIGM8 NEGOTIATIONS

Town Center South enters a Board-directed negotiation stage with Paradigm8 before the October 11 respondent letter. This source closes a previously important lineage gap: the later notice did not itself create the authority to negotiate.Sources

• Placer County Board of Supervisors / Successor Agency Draft Minutes, September 27, 2016 — View source

OCTOBER 11, 2016

KINGS BEACH CENTER · COUNTY TELLS K CORPORATION IT WILL NOT PURSUE DEVELOPMENT WITH THE RESPONDENT

K Corporation’s path under the 2016 KBC RFI closes. The notice states an outcome but gives no score, ranking order, comparative explanation, interview finding or rejection rationale.Sources

• County response to James Kaplan / K Corporation after RFI 10519 interview — Request source Kaplan RFI Resp 10-11-16.pdf. PRA/controlled record; no verified public URL located.
• Timeline A source-native audit / File Library control — Source-control note Internal provenance/control note; not a standalone public evidence document.

OCTOBER 11, 2016

KBC / EASTERN GATEWAY · COUNTY INVITES FOUR-PARCEL LAULIMA DISCUSSIONS WHILE SUCCESSOR AGENCY DECLINES EASTERN GATEWAY NEGOTIATION WITH LAULIMA

The respondent’s path narrows to a potential four-parcel KBC discussion while Laulima’s Eastern Gateway path is expressly not pursued. This is not a whole-site KBC selection and not a final four-parcel agreement.Sources

• County response to Laulima Partners after RFI 10519 interview — Request source Laulima RFI Resp 10-11-16.pdf. PRA/controlled record; no verified public URL located.

OCTOBER 11, 2016

TOWN CENTER SOUTH · COUNTY TELLS PARADIGM8 THAT SUCCESSOR AGENCY DIRECTED NEGOTIATIONS

The respondent notice confirms that Paradigm8 advanced into the Town Center South negotiation lane. The September 27 closed-session minutes provide the governing-body control; the October 11 letter communicates the outcome to the respondent.Sources

• County response to Paradigm8 Partners after RFI 10538 interview — Request source Paradigm8 RFI Resp 10-11-16.pdf. PRA/controlled record; no verified public URL located.
• Placer County September 27, 2016 Draft Minutes — View source

OCTOBER 11, 2016

TOWN CENTER SOUTH / EASTERN GATEWAY · COUNTY DECLINES OGILVY’S TCS PATH AND INVITES DISCUSSION OF A SIMILAR EASTERN GATEWAY CONCEPT

Ogilvy does not advance on Town Center South, but the County opens a cross-property discussion door for Eastern Gateway. The invitation is not an Eastern Gateway RFI response, selection, negotiation authorization or disposition.Sources

• County response to Wyatt Ogilvy after RFI 10538 interview — Request source Ogilvy RFI Resp 10-11-16.pdf. PRA/controlled record; no verified public URL located.

DECEMBER 6, 2016

TAHOE BASIN AREA PLAN / TAHOE CITY LODGE · BOARD CERTIFIES FINAL EIR AND ADOPTS CEQA FINDINGS / MMRP

The County completes its CEQA certification stage for the combined Area Plan / Tahoe City Lodge environmental document. For KBC, the Area Plan analysis is programmatic opportunity-site analysis; this action is not project-level environmental clearance for a later KBC/39° North development proposal.Sources

• Placer County Board of Supervisors Draft Minutes / Action Summary, December 6, 2016 — View source
• Placer County Tahoe Basin Area Plan / Tahoe City Lodge archive — View source

DECEMBER 6, 2016

TAHOE BASIN AREA PLAN · BOARD ADOPTS THE COUNTY AREA PLAN AND ERRATA

County policy adoption is now complete, distinct from both CEQA certification and the implementing/zoning ordinances. The Area Plan creates the County’s land-use framework for the Tahoe Basin but does not approve a specific KBC site plan or later 39° North project.Sources

• Placer County Board of Supervisors Draft Minutes / Action Summary, December 6, 2016 — View source
• Placer County Tahoe Basin Area Plan archive — View source

DECEMBER 6, 2016

TAHOE BASIN AREA PLAN · ORDINANCE 5853-B ADOPTS IMPLEMENTING REGULATIONS AND AMENDS COUNTY CODE

The County creates the implementing-regulation layer for the Area Plan, but the ordinance itself delays effectiveness until the later of 30 days after County adoption or final TRPA approval of the Area Plan. Adoption therefore is not silently treated as immediate operative effectiveness.Sources

• Placer County signed Ordinance 5853-B — View source
• Placer County Board of Supervisors Draft Minutes / Action Summary, December 6, 2016 — View source

DECEMBER 6, 2016

TAHOE BASIN AREA PLAN · ORDINANCE 5854-B ADOPTS THE ZONING MAP AND REZONES PROPERTIES WITHIN THE AREA PLAN

The County completes the same-day zoning-map action as a legal state separate from policy adoption and implementing regulations. Like Ordinance 5853-B, Ordinance 5854-B contains a later-of-two effective-date condition tied to final TRPA approval.Sources

• Placer County signed Ordinance 5854-B — View source
• Placer County Board of Supervisors Draft Minutes / Action Summary, December 6, 2016 — View source

JANUARY 25, 2017

TRPA · GOVERNING BOARD CERTIFIES FINAL EIS TECHNICAL ADEQUACY AND ADOPTS REVISED MMRP

TRPA completes its regional environmental-certification action for the joint record. The action remains distinct from the separate Area Plan adoption and does not constitute project-level environmental clearance for a later Kings Beach Center / 39° North proposal.Sources

• TRPA January 25 action presentation — View source
• TRPA February 22-23, 2017 Governing Board packet containing approved January 25 minutes — View source

JANUARY 25, 2017

TRPA · GOVERNING BOARD ADOPTS THE PLACER COUNTY TAHOE BASIN AREA PLAN INTO THE REGIONAL PLAN FRAMEWORK

Regional approval completes the Area Plan adoption path. The ordinance incorporates the Area Plan into the regional framework; it does not approve a specific KBC development, buyer, design, hotel program or entitlement.Sources

• TRPA January 25 action materials — View source
• TRPA Special Planning District metadata identifying Jan. 25 adoption / Ordinance 2017-01 — View source

FEBRUARY 22, 2017

TRPA · TECHNICAL CODE AMENDMENTS ALIGN SIGNAGE, PARKING AND DESIGN REFERENCES WITH THE NEW AREA PLAN

The post-adoption cleanup aligns TRPA’s Code with the new Area Plan. The Board also makes a no-significant-effect finding for this technical code action.Sources

• TRPA March 22, 2017 Governing Board packet / approved February 22 minutes — View source
• TRPA technical-amendments presentation — View source

MAY 2017

KINGS BEACH CENTER · COUNTY RETAINS JLL FOR A WHOLE-SITE STRATEGIC / FEASIBILITY ASSESSMENT

The County shifts from the unsuccessful 2016 whole-site RFI outcome into a feasibility/strategy reset. The month and purpose are controlled by a later official recital; the executed engagement instrument, exact retention date, fee, detailed scope and authorization are not yet controlled.Sources

• Placer County Board Item 03A, Feb. 6, 2018, later recital — View source

JULY 18, 2017

KINGS BEACH CENTER · JLL ISSUES MIXED-USE FEASIBILITY AND RESIDUAL-LAND-VALUE ASSESSMENT

The original report concludes that the subject property’s highest and best use is mixed-use development and models approximately 15,000 square feet of retail, 100 upscale select-service hotel rooms and 20 condominium residences. Its residual-land-value sensitivities are analytical outputs, not appraisal value, transaction price, entitlement or guaranteed return.Sources

• JLL, Strategic Assessment, July 18, 2017 — View source

OCTOBER 2017

KINGS BEACH CENTER · COUNTY LATER REPORTS RECEIPT OF AN UNSOLICITED OFFER AND LETTER OF INTENT

The KBC disposition lane pivots from open-market testing / feasibility analysis to a named negotiated-buyer path. The original offer and LOI are not controlled, so Timeline A locks only the receipt month, named offerors and later formation of the buyer entity.Sources

• Placer County Board Item 03A, Feb. 6, 2018 — View source

NOVEMBER 14, 2017

KINGS BEACH CENTER · BOARD GIVES DIRECTION TO REAL-PROPERTY NEGOTIATORS REGARDING KALTHIA / C.W. CLARK

The unsolicited-offer path reaches a formal Board negotiation-governance step. Public minutes establish parties, property, topic and direction; confidential terms remain undisclosed.Sources

• Placer County signed Board minutes, Nov. 14, 2017 — View source

JANUARY 23, 2018

KINGS BEACH CENTER · BOARD AGAIN GIVES DIRECTION ON THE KALTHIA / C.W. CLARK NEGOTIATION

Two weeks before the public sale hearing, the Board records a second formal negotiation-control step. The minutes still do not disclose negotiated terms or establish final authorization.Sources

• Placer County signed Board minutes, Jan. 23, 2018 — View source

FEBRUARY 6, 2018

KINGS BEACH CENTER · BOARD CONDUCTS STATUTORY HEARING AND AUTHORIZES $3 MILLION NEGOTIATED SALE FRAMEWORK

The transaction crosses from negotiation into public governing-body sale authority, but no PSA is executed that day and fee title does not transfer. The proposed development program in the staff packet remains a concept subject to design, entitlement, environmental review, financing and development-right requirements.Sources

• Placer County Board Item 03A, Feb. 6, 2018 — View source
• Placer County signed minutes, Feb. 6, 2018 — View source

MAY 15, 2018

KINGS BEACH CENTER · PLACER COUNTY AND KINGS BEACH CENTER, LLC EXECUTE THE $3 MILLION PURCHASE AND SALE AGREEMENT

The KBC disposition lane becomes a binding approval-contingent transaction. The PSA creates due-diligence, deposit, financing, project-approval, environmental-review, commodity, closing and reversion controls, but County fee title remains in place until escrow closing and the agreement itself does not grant land-use approvals.Sources

• Executed KBC PSA — County property-history source family — View source

MAY 23, 2018

KINGS BEACH CENTER · LATER OFFICIAL RECORD STATES THE PARTIES EXECUTED A FIRST AMENDMENT EXTENDING THE APPROVALS CLOCK

Only the amendment date and stated approvals-clock effect are source-controlled. The executed First Amendment itself remains missing, so no additional changed provision, consideration, deposit term, project description, signature detail or authority is reconstructed.Sources

• Placer County Board packet / KBC Fourth Amendment history — View source
• Kings Beach Center Fourth Amendment Board packet and attached draft amendment — View source

SEPTEMBER 12, 2018

EASTERN GATEWAY · KINGS BEACH CENTER, LLC PROPOSES A $1.1 MILLION PURCHASE LINKED TO WORKFORCE HOUSING AND KBC

This is the first controlled direct two-site convergence: the KBC buyer proposes acquiring Eastern Gateway and frames its housing as potentially serving KBC workforce-housing needs. The original LOI is missing, so the proposal is locked only through the official recital and is not treated as accepted or enforceable.Sources

• Placer County Successor Agency Item 8A, October 23, 2018 — View source
• Eastern Gateway Property Purchase and Sale Agreement negotiation authorization — Item 8A — View source

SEPTEMBER 25, 2018

EASTERN GATEWAY · SUCCESSOR AGENCY BOARD GIVES REAL-PROPERTY NEGOTIATION DIRECTION

The private September 12 proposal moves into formal governing-body negotiation control. The minutes do not disclose confidential direction, accepted price, counteroffer, deposit terms, housing-finance terms or an agreement.Sources

• Placer County Successor Agency signed minutes, Sept. 25, 2018 — View source
• September 25, 2018 Placer County Successor Agency Board signed minutes — View source

OCTOBER 3, 2018

KINGS BEACH PUBLIC-LAND PORTFOLIO · STAFF PUBLICLY PRESENTS DISPOSITION HISTORY, VALUE RESET AND EASTERN GATEWAY PRELIMINARY TERMS

The public record makes the portfolio strategy visible: KBC is already under an executed County PSA, Eastern Gateway is moving into direct negotiation with the same buyer, and Town Center South / Swiss Mart remain separate disposition problems. Staff also distinguishes a 2015 Eastern Gateway appraisal figure, later broker opinion and the $1.1 million offer.Sources

• Placer County Consolidated Oversight Board agenda packet, Oct. 3, 2018 — View source
• October 3, 2018 Consolidated Oversight Board agenda packet — Public link identified exact-file verification pending Controlled filename: OSB Agenda Packet_10-03.18.pdf.

OCTOBER 15, 2018

KINGS BEACH CENTER · COUNTY CEQA ACTIVE-PROJECTS RECORD PUBLICLY LOGS PLN18-00415 AND EIR / JOINT-EIS PRE-DEVELOPMENT POSTURE

This is the first controlled public planning/environmental-status snapshot for the KBC private project. The archive date is October 15, but the notice does not establish the exact application-receipt date, EIR notice-of-preparation date, contract execution or completion of environmental review.Sources

• Placer County CEQA Active Projects archive Item 509 — View source
• Placer County CEQA Active Projects District 5 Notice (October 2018) — View source

OCTOBER 23, 2018

EASTERN GATEWAY · SUCCESSOR AGENCY BOARD AUTHORIZES NEGOTIATION OF A $1.1 MILLION PSA AND REQUIRES RETURN TO THE BOARD

Eastern Gateway crosses from negotiation direction into public authorization to negotiate a defined PSA framework. The Board acts 5–0, but no PSA is executed and Consolidated Oversight Board approval remains future.Sources

• Placer County Successor Agency Item 8A — View source
• Signed minutes — View source
• Eastern Gateway Property Purchase and Sale Agreement negotiation authorization — Item 8A — View source
• October 23, 2018 Placer County Successor Agency Board signed minutes — View source

2019–2021 — Eastern Gateway, linked agreements and the incentive framework

JANUARY 16, 2019

EASTERN GATEWAY · FIRST CONSOLIDATED OVERSIGHT BOARD MOTION TO APPROVE THE PSA FAILS

The first Oversight approval attempt does not carry. The failure is an agreement-governance result, not a rejection of the physical project or termination of negotiations.Sources

• October 3, 2018 Consolidated Oversight Board agenda packet — Public link identified exact-file verification pending Controlled filename: OSB Agenda Packet_10-03.18.pdf.
• August 21, 2019 Consolidated Oversight Board archive containing approved January 16 and June 13, 2019 Summary Actions — View source

JANUARY 29, 2019

EASTERN GATEWAY · SUCCESSOR AGENCY BOARD APPROVES REVISED PSA FRAMEWORK UNDER RESOLUTION 2019-015

The Successor Agency approves the revised agreement framework after the failed January 16 Oversight vote. The key publicly explained revision accelerates the first $25,000 deposit becoming nonrefundable from one year after execution to six months after execution.Sources

• January 29 Item 8A — View source
• Signed Resolution 2019-015 — View source
• January 29, 2019 Eastern Gateway revised PSA approval packet — Item 8A — View source
• Signed Successor Agency Resolution 2019-015 — View source

FEBRUARY 6, 2019

EASTERN GATEWAY · CONSOLIDATED OVERSIGHT BOARD APPROVES THE REVISED PSA AND ITS CROSS-SITE CONTINGENCY STRUCTURE

The transaction clears the Oversight approval gate. The approved draft carries a $1.1 million price, 90-day property-review period, 365-day project-approval period with extension mechanics, deposit controls, and explicit cross-site dependencies linking Eastern Gateway closing to both Eastern Gateway approvals and KBC approvals.Sources

• February 6, 2019 full packet — View source
• February 6 Summary Action — View source
• February 6, 2019 Consolidated Oversight Board full packet and on-file Eastern Gateway draft PSA — Public link identified exact-file verification pending Controlled filename: OSB Full Packet 2-6-19.pdf.
• February 6, 2019 Consolidated Oversight Board Summary Action — Public link identified exact-file verification pending Controlled filename: OSB_02062019-2415.pdf.

MARCH 11, 2019

EASTERN GATEWAY · LATER OFFICIAL MEMORANDUM STATES THE SUCCESSOR AGENCY AND KINGS BEACH CENTER, LLC EXECUTED THE PSA

Eastern Gateway becomes a binding approvals-contingent transaction through a later official execution recital. The fully executed March 2019 PSA is not in the controlled source set, so the execution date and parties are locked while final signed text, exhibits and any differences from the February draft remain open.Sources

• March 9, 2021 Eastern Gateway First Amendment packet / execution recital — View source
• March 9, 2021 Eastern Gateway First Amendment Successor Agency packet — View source

MAY 28, 2019

SWISS MART / TOWN CENTER SOUTH · SUCCESSOR AGENCY AUTHORIZES SEPARATE MANCUSO BROKERAGE AGREEMENTS

After unsuccessful 2016 disposition efforts and continued marketing, the Successor Agency shifts both properties into a new broker-led sale strategy. The action is brokerage/disposition authority only; it does not itself execute the agreements, approve a buyer, approve a PSA, transfer title or approve development.Sources

• Placer County Successor Agency brokerage memorandum, May 28, 2019 — View source

JUNE 13, 2019

EASTERN GATEWAY · OVERSIGHT BOARD RECEIVES NOTICE OF AN ADDITIONAL 90-DAY PROPERTY-CONDITION EXTENSION WITHOUT THE SECOND DEPOSIT

Within months of PSA execution, the due-diligence clock is effectively doubled and the second-deposit timing is altered. The written extension instrument itself is still missing, so the exact extension date, revised deadline, authority and any other changed terms remain open.Sources

• Placer County Consolidated Oversight Board archive, June 13, 2019 Summary Action — View source

JUNE 13, 2019

SWISS MART / TOWN CENTER SOUTH · CONSOLIDATED OVERSIGHT BOARD APPROVES THE TWO MANCUSO BROKERAGE AGREEMENTS

The brokerage strategy clears the Oversight gate and can move into implementation. Later County records identify Resolution 2019-010 for the Swiss Mart brokerage approval.Sources

• Placer County Consolidated Oversight Board June 13, 2019 Summary Action — View source
• Placer County March 24, 2020 Swiss Mart staff memorandum — View source

MARCH 24, 2020

SWISS MART · SUCCESSOR AGENCY APPROVES A $306,000 PSA WITH JOE AND THERESA ADAMO

Swiss Mart crosses from broker marketing into a negotiated sale framework. The proposed agreement includes up to a 210-day property-contingency period, deposits, a 20-day post-contingency closing period and a County repurchase option if development is not completed within the stated post-closing period.Sources

• Placer County Swiss Mart staff memorandum, March 24, 2020 — View source
• Controlled source: signed Resolution 2020-047 in File Library, which recites same-day Successor Agency PSA approval. — Request source Controlled source: signed Resolution 2020-047 in File Library, which recites same-day Successor Agency PSA approval.. Controlled record; no verified public URL located.

MARCH 24, 2020

SWISS MART · COUNTY ACCEPTS A REPURCHASE OPTION DESIGNED TO PROTECT POST-CLOSING DEVELOPMENT PERFORMANCE

The County creates a separate public re-acquisition right tied to future performance after an eventual Swiss Mart closing. The option does not itself buy the property, approve the buyer’s development, guarantee a closing or change Successor Agency ownership.Sources

• Controlled signed source in File Library: Resolution 2020-047, March 24, 2020. — Request source Controlled signed source in File Library: Resolution 2020-047, March 24, 2020.. Controlled record; no verified public URL located.
• Placer County staff memorandum — View source

APRIL 21, 2020

COUNTY REAL-ESTATE GOVERNANCE · BOARD DELEGATES TEMPORARY COVID-ERA PERFORMANCE-DATE EXTENSION AUTHORITY

The Board changes the governance of existing real-estate clocks during the COVID disruption period. The delegation expressly could be applied to the Kings Beach Center Purchase and Sale Agreement, but it did not itself extend KBC, alter any financial or other material contract term, or approve the physical project.Sources

• Placer County Facilities Management memorandum, April 21, 2020 — View source
• Placer County Board Minutes, April 21, 2020, Item 10A — View source
• Controlled File Library source: 10A April 21, 2020.pdf. — Request source Controlled File Library source: 10A April 21, 2020.pdf.. Controlled record; no verified public URL located.

MAY 14, 2020

KINGS BEACH CENTER · SECOND AMENDMENT EXTENDS THE PROJECT-APPROVALS CLOCK

Later official records state the parties executed a Second Amendment on May 14, 2020 extending the KBC Project Approvals Contingency Period through November 15, 2020. Executed Second Amendment remains missing; clock extension ≠ Project Approvals, CEQA completion, closing or title transfer.Sources

• Placer County March 9, 2021 KBC Third Amendment memorandum — View source
• Placer County later Fourth Amendment history — View source

JUNE 23, 2020

NORTH LAKE TAHOE INCENTIVES · BOARD RECEIVES LODGING / TOT PROGRAM-DESIGN PRESENTATION

Board receives the proposed Tahoe Basin lodging/TOT incentive-program design after feasibility work and stakeholder outreach. Program-design presentation ≠ adopted incentive terms, project-specific award, rebate payment or project approval.Sources

• Placer County June 23, 2020 TBLIP memorandum — View source
• Placer County June 23, 2020 Board minutes — View source

JUNE 23, 2020

TOWN CENTER SOUTH · SUCCESSOR AGENCY ADOPTS RESOLUTION 2020-141 AUTHORIZING AN $875,000 SALE FRAMEWORK

Town Center South moves from broker-led marketing into a defined negotiated sale framework. The full-price offer and Successor Agency authorization do not establish Oversight approval, executed PSA, close of escrow, title transfer, site-map approval, entitlement or completed development.Sources

• Placer County Town Center South staff memorandum, June 23, 2020 — View source
• Placer County Board / Successor Agency Minutes, June 23, 2020 — View source
• Controlled File Library signed Resolution 2020-141 embedded in 39N – KBTCV.pdf. — Request source Controlled File Library signed Resolution 2020-141 embedded in 39N - KBTCV.pdf.. Controlled record; no verified public URL located.
• Controlled File Library packet: 20A – June 23, 2020 town center soutth.pdf. — Request source Controlled File Library packet: 20A - June 23, 2020 town center soutth.pdf.. Controlled record; no verified public URL located.

JULY 1, 2020

SWISS MART · CONSOLIDATED OVERSIGHT BOARD APPROVAL — LATER OFFICIAL RECITAL

Later official County records state the Consolidated Oversight Board approved the $306,000 Adamo Swiss Mart PSA on July 1, 2020 by Resolution 2020-06. Direct July 1 outcome packet remains missing; approval ≠ PSA execution, closing or title transfer.Sources

• Placer County July 27, 2021 Swiss Mart disposition packet — View source
• Public Asset Catalog continuity control: July 1, 2020 Swiss Mart Oversight packet remains a high-priority source recovery. — Source-control note Source-control/provenance note rather than a standalone evidence binary.

JULY 27, 2020

NORTH LAKE TAHOE INCENTIVES · TOT-REBATE PROGRAM AMENDMENT

Board approves the amended North Lake Tahoe Economic Development Incentives Program; later official records identify the added TOT-rebate component. Program authority ≠ project-specific rebate, payment or KBC incentive.Sources

• Placer County July 27, 2020 special-meeting minutes — View source
• Placer County February 16, 2021 staff memorandum later describing the July amendment — View source

AUGUST 5, 2020

SWISS MART · ADAMO PSA FULLY EXECUTED — LATER OFFICIAL RECITAL

Later official record states the $306,000 Adamo PSA was fully executed August 5, 2020. Executed PSA ≠ closing/title transfer; original executed binary remains a source upgrade.Sources

• Placer County March 9, 2021 KBC Third Amendment memorandum — View source
• Placer County 2023 Fourth Amendment history — View source

OCTOBER 30, 2020

KBC · ADMINISTRATIVE EXTENSION LETTER TO MARCH 15, 2021

Later records state an October 30 County letter extended the KBC approvals clock to March 15, 2021. Original letter missing; November 15 vs later November 5 start-date conflict remains disclosed.Sources

• DOC-0129 – 10A March 9, 2021 39N.pdf – March 9, 2021 KBC Third Amendment Board packet; later official recital; pin: PDF p. 1 — View source
• Executed Fourth Amendment to Purchase and Sale Agreement — Kings Beach Center — View source

FEBRUARY 16, 2021

NLT INCENTIVES · 80/20 / 20-YEAR TOT STANDARDIZATION

Board standardizes TOT-rebate program terms at 80/20 for 20 years with deed-restriction requirements retained. Program rule ≠ project-specific incentive agreement/payment.Sources

• DOC-0528 – Board of Supervisors Summary Action – February 16, 2021, Item 4A; canonical outcome — View source
• DOC-0527 – SF09_DOC0527_2021-02-16_TOT_Rebate_Amendment_Packet.pdf – staff recommendation/background — View source

FEBRUARY 27, 2021

SWISS MART · ADAMO TRANSACTION TERMINATES

Later official record says the Adamo buyers terminated the executed transaction and Swiss Mart became available for sale again. Original termination notice missing; termination ≠ County acquisition or new sale.Sources

• Placer County Successor Agency Swiss Mart disposition memorandum, July 27, 2021, which later records that the Adamo buyers terminated the transaction on February 27, 2021 — View source

MARCH 9, 2021

KBC · THIRD AMENDMENT BOARD AUTHORIZATION

Board approves extension through March 31, 2023 with two additional six-month options. Authorization ≠ executed amendment, entitlement, CEQA completion or closing.Sources

• DOC-0130 – B07_2021-03-09_BOS_Signed_Minutes.pdf – signed March 9, 2021 Board of Supervisors / Successor Agency minutes; canonical outcome; pin: PDF p. 5 — View source
• DOC-0129 – 10A March 9, 2021 39N.pdf – KBC Third Amendment staff memorandum — View source

MARCH 9, 2021

EASTERN GATEWAY · FIRST AMENDMENT SUCCESSOR AGENCY AUTHORIZATION

Successor Agency approves parallel extension through March 31, 2023 with two six-month options, subject to Oversight approval. Authorization ≠ Oversight approval/effective amendment, entitlement or closing.Sources

• DOC-0130 – B07_2021-03-09_BOS_Signed_Minutes.pdf – signed March 9, 2021 Board/Successor Agency minutes; canonical outcome; pin: PDF p. 5 — View source
• DOC-0128 – 11A 2021 EG.pdf – March 9, 2021 Eastern Gateway First Amendment Successor Agency memorandum — View source

MARCH 10, 2021

KBC · THIRD AMENDMENT EXECUTED

Recovered signed Third Amendment establishes execution March 10, 2021 and Apr. 1, 2021–Mar.Sources

• Executed Fourth Amendment to Purchase and Sale Agreement — Kings Beach Center — View source

APRIL 20, 2021

EASTERN GATEWAY · FIRST AMENDMENT EFFECTIVE

Signed First Amendment identifies April 20, 2021 as effective date and aligns the approvals clock through March 31, 2023 plus options. Later April 7 execution recital conflicts with signed timestamps; Oversight approval record remains open.Sources

• December 5, 2023 Eastern Gateway Second Amendment packet with embedded executed First Amendment — View source
• Second Amendment to Purchase and Sale Agreement — Eastern Gateway Property — Official source page Exact controlled record: Contract - 9_17_2024 - DocNum_ 14075 - Size_ (kb).pdf. Official portal/locator; exact attachment URL remains open. Exact controlled record can be requested.

MAY 11, 2021

NLT INCENTIVES · COMBINED TAU/TOT OPTION 2

Board selects Option 2 for projects seeking both TAU and TOT incentives, establishing the combined-incentive loading order. Program architecture ≠ KBC-specific incentive, TAU transfer or rebate payment.Sources

• DOC-0530 – Board of Supervisors Summary Action – May 11, 2021, Item 13A. Official outcome: selected Option 2; authorized County Executive Officer/designee to update the program after County Counsel review/approval; 5-0 vote — View source
• DOC-0529 – Revisions to North Lake Tahoe Economic Development Incentives Program, May 11, 2021, Item 13A. Contemporaneous staff packet — View source

JUNE 8, 2021

TAHOE CITY LODGE · PROJECT-SPECIFIC COMBINED TAU + TOT INCENTIVE PACKAGE

Board approves a separate Tahoe City Lodge project-specific package including 60 TAUs and a TOT rebate under Resolutions 2021-220 and 2021-221. Separate project; does not establish any KBC/39° North project-specific incentive.Sources

• Placer County Board of Supervisors Summary Action, June 8, 2021, Tahoe City Lodge Incentives / Resolutions 2021-220 and 2021-221 — View source
• Tahoe City Lodge Incentives staff memorandum — June 8, 2021 — View source

JULY 27, 2021

SWISS MART · COUNTY AUTHORIZES $279,000 ACQUISITION

County Board adopts Resolution 2021-266 approving acquisition from the Successor Agency for $279,000 plus escrow/title costs, with a $302,000 total-acquisition budget. County buyer authority ≠ Successor Agency seller authority, Oversight approval, execution, closing or recorded title transfer.Sources

• Placer County approved minutes, July 27, 2021 — View source
• Placer County Swiss Mart disposition memorandum, July 27, 2021 — View source

JULY 27, 2021

SWISS MART · SUCCESSOR AGENCY ADOPTS RESOLUTION 2021-267 APPROVING SALE TO PLACER COUNTY

The public buyer and seller now have paired governing-body authority for the intergovernmental Swiss Mart transaction, but Successor Agency title still cannot be advanced to County ownership. Oversight approval, full PSA execution, escrow closing and recorded conveyance remain separate future states.Sources

• Placer County approved minutes, July 27, 2021 — View source
• Successor Agency Swiss Mart memorandum, July 27, 2021 — View source
• Consolidated Oversight Board special-meeting agenda, August 19, 2021 — consideration only; outcome not yet controlled. — Request source Consolidated Oversight Board special-meeting agenda, August 19, 2021 — consideration only; outcome not yet controlled.. Controlled record; no verified public URL located.

2022–2023 — Kingsbarn assignment and the milestone-based reset

MARCH 17, 2022

39° NORTH · FEHR & PEERS ISSUES AN INITIAL VMT EVALUATION FOR THE THEN-CURRENT PROJECT VERSION

VMT becomes a defined technical workstream rather than only a general project-delay issue. The consultant identifies component-specific screening possibilities, differing County/TRPA methodologies, and further analysis needs; none of those consultant conclusions is a final County or TRPA significance determination.Sources

• 39° North — Initial VMT Evaluation — Request source Appendix E - VMT Assessment.pdf. PRA/controlled record; no verified public URL located.

JUNE 15, 2022

39° NORTH · TRPA’S LATER AGENCY NOTICE RECORDS RECEIPT OF THE TOURIST ACCOMMODATION PROJECT APPLICATION

A formal TRPA application lane is now open. This Moment controls the agency-stated submission date and file number, not the full contents, signature date or completeness of the missing original application.Sources

• 39 North_TRPA Incomplete Letter.pdf — Request source 39 North_TRPA Incomplete Letter.pdf. Controlled record; no verified public URL located.
• 39N – TRPA EIS Application – Submittal Letter.pdf — Request source 39N - TRPA EIS Application - Submittal Letter.pdf. Controlled record; no verified public URL located.

SEPTEMBER 15, 2022

39° NORTH · TRPA ISSUES A NOTICE OF INCOMPLETE APPLICATION AND TIES COMPLETENESS TO THE JOINT EIR/EIS

The project crosses into an explicit agency-defined completeness-gate state. TRPA also requires additional applications and an Area Plan amendment package; the letter is not a denial and does not decide the project’s merits.Sources

• 39 North_TRPA Incomplete Letter.pdf — Request source 39 North_TRPA Incomplete Letter.pdf. Controlled record; no verified public URL located.
• TRPA/County ERSP2022-1196 application context — Request source TRPA/County ERSP2022-1196 application context. Controlled record; no verified public URL located.

OCTOBER 6, 2022

39° NORTH · CALTRANS DISTRICT 3 COMMENTS ON THE THEN-CURRENT PROJECT AND REQUIRES VMT ANALYSIS WITHIN THE TRAFFIC IMPACT STUDY

The transportation lane moves from consultant screening into responsible-agency review. Caltrans’ comments define information and analysis expectations but do not establish that a Traffic Impact Study was completed, transmitted or accepted.Sources

• Caltrans District 3 Local Development Review comments — 39° North Lake Tahoe — Request source Caltrans_Comments_Letter_-39_North_Lake_Tahoe.pdf. PRA/controlled record; no verified public URL located.
• 39° North Lake Tahoe – Traffic Study Information — Official source page Exact controlled record: 39° North Lake Tahoe - Traffic Study Information.pdf3.pdf. Official source page/locator; exact binary may also be requested where controlled.

OCTOBER 20, 2022

KINGS BEACH CENTER · COUNTY ACKNOWLEDGES A REQUEST TO ASSIGN THE KBC AGREEMENT TO KB KINGS BEACH, LLC

A counterparty-change process enters the KBC contract record. The recital establishes the acknowledged request date and later buyer identity; it does not establish the missing request, seller consent instrument, assignment-and-assumption terms, financial-capacity review, entity authority or exact legal effective date of the assignment.Sources

• Placer County KBC Fourth Amendment staff packet, Dec. 5, 2023 — View source
• Placer County Kings Beach Center / Eastern Gateway property-history page — View source
• Executed Fourth Amendment to Purchase and Sale Agreement — Kings Beach Center — View source

OCTOBER 31, 2022

EASTERN GATEWAY · SUCCESSOR AGENCY ACKNOWLEDGES THE CORRESPONDING REQUEST TO ASSIGN THE SEPARATE PSA

The Eastern Gateway counterparty-change lane is documented separately from KBC. The recital establishes the request acknowledgment and later buyer identity, not the missing consent/assignment package or the exact transfer mechanics.Sources

• Placer County Eastern Gateway Second Amendment packet, Dec. 5, 2023 — View source
• Controlled later Oversight packet: OSB Agenda January 25 2024 .pdf. — Request source Controlled later Oversight packet: OSB Agenda January 25 2024 .pdf.. Controlled record; no verified public URL located.

NOVEMBER 2, 2022

39° NORTH · APPLICANT TRANSMITS THE TRPA EIS APPLICATION MATERIALS AND FORMALIZES THE ENVIRONMENTAL-REVIEW APPLICATION LANE

The applicant makes a dated handoff into the EIS-application lane after TRPA’s September incomplete notice. Transmission does not establish that TRPA deemed the application complete, accepted a final environmental scope, certified an EIS, or opened a Notice-of-Preparation clock.Sources

• 39N – TRPA EIS Application – Submittal Letter.pdf — Request source 39N - TRPA EIS Application - Submittal Letter.pdf. Controlled record; no verified public URL located.
• 39 North_TRPA Incomplete Letter.pdf — Request source 39 North_TRPA Incomplete Letter.pdf. Controlled record; no verified public URL located.

MARCH 7, 2023

KINGS BEACH CENTER · BUYER GIVES WRITTEN NOTICE EXERCISING THE FIRST SIX-MONTH OPTION

The existing KBC approvals clock is extended through exercise of an already-created contractual option. The original notice is not located, so this Moment controls the notice date and stated exercise only—not the notice text, receipt mechanics, deposit/condition compliance or any project-approval status.Sources

• Official Placer County Item 05B, Dec. 5, 2023 — Fourth Amendment packet — View source
• Executed Fourth Amendment to Purchase and Sale Agreement — Kings Beach Center — View source

SEPTEMBER 18, 2023

KINGS BEACH CENTER · SELLER RECEIVES THE SECOND OPTION NOTICE, EXTENDING THE APPROVALS HORIZON TO MARCH 31, 2024

The second and final six-month option created by the Third Amendment is used. The source controls the receipt date and resulting endpoint but not the missing notice text, compliance evidence or acceptance mechanics.Sources

• Official Placer County Item 05B, Dec. 5, 2023 — Fourth Amendment packet — View source
• Executed Fourth Amendment to Purchase and Sale Agreement — Kings Beach Center — View source

DECEMBER 5, 2023

KINGS BEACH CENTER · BOARD APPROVES A MILESTONE-BASED FOURTH AMENDMENT

KBC moves from a short option-based runway to a milestone-controlled contractual extension framework. This is Board authorization; it is not yet the executed/effective amendment and it does not satisfy any milestone or approve the development project.Sources

• Placer County Fourth Amendment packet — View source
• Placer County signed minutes, Dec. 5, 2023 — View source

DECEMBER 5, 2023

EASTERN GATEWAY · SUCCESSOR AGENCY APPROVES A COMPANION SECOND AMENDMENT SUBJECT TO OVERSIGHT APPROVAL

Eastern Gateway is aligned to the same March 31, 2026 horizon as KBC while remaining a separate Successor Agency contract. The action preserves Eastern Gateway’s dependency on approvals for both Eastern Gateway and the separate KBC mixed-use project.Sources

• Placer County Eastern Gateway Second Amendment packet — View source
• Placer County signed minutes, Dec. 5, 2023 — View source

DECEMBER 11, 2023

KINGS BEACH CENTER · EXECUTED FOURTH AMENDMENT MAKES THE MILESTONE FRAMEWORK OPERATIVE

The December 5 authorization now becomes an operative contract amendment. The milestones become contractual conditions relevant to seller termination discretion; execution does not mean the milestones were already satisfied, the EIR/EIS completed, the project approved or the sale closed.Sources

• Executed Fourth Amendment to Purchase and Sale Agreement — Kings Beach Center — View source
• Official Board packet containing proposed text — View source

DECEMBER 12, 2023

SALMON AVENUE PARKING LOT · BOARD AUTHORIZES CONDITIONAL DISPOSITION TO KB KINGS BEACH, LLC AND PTA EXECUTION

A third public-land component is conditionally tied into the KBC delivery system. The authorized framework protects the existing 22 public parking spaces through relocation, right-of-way and future parking controls, but the executed PTA and actual land transfer remain unproven.Sources

• Placer County Salmon Avenue staff packet — View source
• Signed Resolution 2023-292 — View source
• December 12, 2023 Salmon Avenue parking-lot disposition packet and proposed PTA — View source

DECEMBER 13, 2023

TRPA · GOVERNING BOARD ADOPTS THE PHASE 2 HOUSING AMENDMENTS

The regional regulatory framework changes, but this action does not approve 39° North. Later official TRPA materials state the regional Code changes became effective February 11, 2024 and still required corresponding local/area-plan implementation before taking effect through those local plan frameworks.Sources

• TRPA Final Dec. 13, 2023 Governing Board Minutes — View source
• TRPA Governing Board / Area Plan implementation source family — Official source page Official TRPA area-plan source page; exact meeting attachment remains requestable.
• Placer County Tahoe Basin Area Plan — Official source page

DECEMBER 14, 2023

SALMON AVENUE · LATER COUNTY/BUYER CORRESPONDENCE TREATS A DECEMBER 14, 2023 PROPERTY TRANSFER AGREEMENT AS OPERATIVE

The later correspondence is sufficient to lock the existence/date of an operative PTA and its option clock, but not the exact final executed text, signatures, every property condition, parking covenant, escrow term or conveyance status. The executed December 2023 PTA binary remains missing.Sources

• March 30, 2026 Salmon Avenue Property Transfer Agreement extension correspondence — Request source RE_ Salmon Avenue Parking Lot Property Transfer Agreement Extension.pdf. PRA-controlled (PRA-FILE-039).
• Signed Resolution 2023-292 — Salmon Avenue parking-lot disposition — View source

2024 — Project-description milestones and the environmental-review pathway

JANUARY 23, 2024

39° NORTH · BOARD DOES NOT APPROVE THE INITIAL TAU / TOT INCENTIVE OPTION

The first 39° North project-specific incentive proposal is not authorized. The failed framework would have covered up to 146 County-bank TAUs and an 80% TOT rebate for 20 years for the then-described approximately 217-unit hotel/condominium project, but failure creates no executed option, TAU transfer, loan, rebate or project approval.Sources

• Placer County approved January 23, 2024 minutes in Item 09A — View source
• Placer County public-hearing notice — View source
• Placer County staff memorandum, Item 03.5 — View source

JANUARY 25, 2024

EASTERN GATEWAY · CONSOLIDATED OVERSIGHT BOARD APPROVES THE SECOND AMENDMENT

The independent Oversight gate required by the December 5 Successor Agency action is satisfied at the local Oversight level. The amendment still is not treated as executed on Jan.Sources

• Placer County Consolidated Oversight Board July 25, 2024 packet containing approved Jan. 25 minutes — View source
• Controlled File Library: OSB Agenda January 25 2024 .pdf; later execution source remains separate. — Request source Controlled File Library: OSB Agenda January 25 2024 .pdf; later execution source remains separate.. Controlled record; no verified public URL located.

JANUARY 26, 2024

39° NORTH · TRPA IDENTIFIES ADDITIONAL REVISIONS AFTER THE SECOND PROJECT SUBMITTAL

The project remains in an application-resolution stage. The letter documents unresolved project-description, area, height, excavation, drainage and findings issues, but it is not a denial, final incompleteness determination or environmental-sufficiency finding.Sources

• Response to Second Submittal — 39 Degree North Mixed Use and Achievable Housing Project — Request source 39 North_TRPA Second Submittal Comment Letter.pdf. PRA/controlled record; no verified public URL located.

FEBRUARY 27, 2024

KINGS BEACH CENTER / 39° NORTH · COUNTY ACCEPTS THE STABLE PROJECT DESCRIPTION AND MILESTONE NO. 1

The first contractual development milestone is met to the County’s satisfaction. This is a contract-performance determination, not TRPA concurrence, application completeness, CEQA/TRPA environmental adequacy, entitlement or final design approval.Sources

• County acceptance of KBC Fourth Amendment Milestone No. 1 — Request source KBC PSA Amend No. 4 - 1st Milestone Approval Ltr.pdf. PRA-controlled (PRA-FILE-029).
• 39° North Detailed Project Description — Request source 39N_Project Description_2024.0226 FINAL.pdf. PRA-controlled (PRA-FILE-011).

FEBRUARY 28, 2024

TAHOE BASIN AREA PLAN · TRPA ADOPTS THE ECONOMIC SUSTAINABILITY AND HOUSING AMENDMENTS

The governing area-plan framework changes at the regional level. The action is program/plan-level and does not approve 39° North, establish project-level environmental clearance, resolve ERSP2022-1196 completeness or satisfy KBC contractual milestones.Sources

• TRPA final minutes — View source
• Tahoe Basin Area Plan — official Placer County source page — Official source page Official portal; exact February 28, 2024 staff packet attachment remains separately requestable.
• Tahoe Regional Planning Agency Governing Board final minutes, February 28, 2024 — View source

FEBRUARY 29, 2024

EASTERN GATEWAY · SECOND AMENDMENT BECOMES AN EXECUTED AGREEMENT

The January 25 Oversight-approved extension becomes an executed contract amendment. Department of Finance review/non-review, exercise of future options, project approvals, closing, title transfer and workforce-housing implementation remain separate.Sources

• Placer County property history — View source
• Second Amendment to Purchase and Sale Agreement — Eastern Gateway Property — Official source page Exact controlled record: Contract - 9_17_2024 - DocNum_ 14075 - Size_ (kb).pdf. Official portal/locator; exact attachment URL remains open. Exact controlled record can be requested.

JULY 30, 2024

KINGS BEACH CENTER / 39° NORTH · COUNTY ACCEPTS MILESTONE NO. 2 AFTER EXECUTION OF THE FOUR-PARTY ENVIRONMENTAL CONSULTANT AGREEMENT

The environmental-review consultant/funding framework is contractually in place and the second KBC milestone is satisfied. Neither fact establishes an NOP, a selected final environmental pathway, a completed EIR/EIS/IEC/EA, environmental sufficiency or project approval.Sources

• County acceptance of KBC Fourth Amendment Milestone No. 2 — Request source KBC PSA Amend No. 4 - 2nd Milestone Approval Ltr .pdf. PRA-controlled (PRA-FILE-030).
• Consultant Services Agreement among TRPA, Placer County, Ascent Environmental and KB Kings Beach, LLC — Official source page Exact controlled record: Copy of Copy of _contract_new_4-party_TRPA-County-Consultant-Applicant SIGNED.pdf. Official portal/locator; exact attachment URL remains open. Exact controlled record can be requested.

AUGUST 15, 2024

39° NORTH · APPLICANT CIRCULATES A REDUCED CONCEPT-DESIGN VERSION AFTER MILESTONE NO. 1

The project design has changed materially from the County-accepted February baseline. The August presentation is an applicant snapshot only; no source establishes it as a County-accepted replacement baseline, TRPA-approved design or amended milestone.Sources

• 39 North Concept Design — August 15, 2024 — Request source 2024-08-15_39 North Lake Tahoe Presentation_update_.pdf. PRA-controlled (PRA-FILE-002).

SEPTEMBER 27, 2024

39° NORTH · APPLICANT SIGNS AN INITIAL ENVIRONMENTAL CHECKLIST FOR THE ALTERNATE-DESIGN REVIEW LANE

An IEC-based environmental-screening artifact exists by September 27, but the source itself does not establish formal submission that day, agency review, completeness, sufficiency, selection of an IEC pathway or environmental clearance.Sources

• Initial Environmental Checklist for Determination of Environmental Impact — 39° North — Request source IEC-Form_2024.0927_not reviewed by TA.pdf. PRA-controlled (PRA-FILE-027).

SEPTEMBER 27, 2024

39° NORTH · ALTERNATE DESIGN PRESENTATION PUBLISHES A 132-ROOM / 63-APARTMENT PROJECT VERSION

The project version changes again from the August 15 concept, increasing the apartment count while retaining the 132-room hotel. The deck is not an agency-approved design, County-accepted replacement baseline or environmental determination.Sources

• 39 North — Alternate Design Concept Presentation — Request source 2024-09-27_39 North Lake Tahoe Presentation_.pdf. PRA-controlled (PRA-FILE-003).

SEPTEMBER 30, 2024

39° NORTH · APPLICANT TRANSMITS THE REVISED ALTERNATE DESIGN AND IEC FOR TRPA REVIEW

The alternate design moves from dated applicant artifacts into an interagency routing state. Transmission does not establish TRPA completeness, acceptance, concurrence, a selected environmental pathway or a formal amendment to the four-party consultant scope.Sources

• 39 North — Alternate Design & IEC transmission — Request source FW_ 39 North -Alternate Design & IEC.pdf. PRA-controlled (PRA-FILE-024).

NOVEMBER 14, 2024

39° NORTH · TRPA STATES THE ALTERNATE-DESIGN IEC RECORD IS NOT SUFFICIENT TO CHOOSE AN EXPANDED IEC OR EA PATHWAY

The working environmental pathway remains unresolved. TRPA does not select an expanded IEC or EA, does not find environmental impacts adequately addressed, and does not approve the project.Sources

• TRPA response concerning 39 North Alternate Design IEC information review — Official source page Exact controlled record: TRPA Response to Kingsbarn IEC 4-21-25.pdf. Official portal/locator; exact attachment URL remains open. Exact controlled record can be requested.
• Placer County 39 Degrees North project page — View source

2025 — Technical review, redesign and revised incentives

JANUARY 10, 2025

39° NORTH · APPLICANT LATER REPORTS SUBMITTING A RECREATION IMPACT ANALYSIS TO TRPA

The recreation workstream moves from TRPA’s November 2024 request into an applicant-reported technical submission. The underlying report and original transmittal remain missing, so Timeline A does not reconstruct its methods or conclusions beyond what TRPA later summarized.Sources

• 39° North — County of Placer Quarterly Reporting — Request source 2025'Q2 - 39 North County of Placer Quarterly Report 06.04.2025.pdf. PRA/controlled record; no verified public URL located.
• TRPA response concerning 39 North Alternate Design IEC information review — Official source page Exact controlled record: TRPA Response to Kingsbarn IEC 4-21-25.pdf. Official portal/locator; exact attachment URL remains open. Exact controlled record can be requested.

FEBRUARY 10, 2025

39° NORTH · TRPA LATER IDENTIFIES AN NV5 HYDROGEOLOGIC ANALYSIS DATED FEBRUARY 10

The groundwater workstream has a dated technical report and an agency-identified limitation. The report itself is not controlled, so its full methods, exhibits, assumptions and exact conclusions remain open.Sources

• TRPA response concerning 39 North Alternate Design IEC information review — Official source page Exact controlled record: TRPA Response to Kingsbarn IEC 4-21-25.pdf. Official portal/locator; exact attachment URL remains open. Exact controlled record can be requested.
• NV5 Hydrogeologic Analysis — full report — Record not located Full analysis remains an open record gap; do not imply possession.

FEBRUARY 14, 2025

39° NORTH · APPLICANT LATER REPORTS SUBMITTING THE NV5 HYDROGEOLOGIC ANALYSIS TO TRPA

The groundwater report moves from report existence into an applicant-reported agency-submission state. The original transmittal, attachment inventory and TRPA receipt record remain missing.Sources

• 39° North — County of Placer Quarterly Reporting — Request source 2025'Q2 - 39 North County of Placer Quarterly Report 06.04.2025.pdf. PRA/controlled record; no verified public URL located.

FEBRUARY 25, 2025

39° NORTH · FEHR & PEERS ISSUES A NEW VMT EVALUATION FOR THE ALTERNATE-DESIGN PROGRAM

The revised design now has a dated VMT analysis responding to the 2024 information gap. The report is not a final County or TRPA determination, and its embedded later annotations must remain separate from the consultant’s original conclusions.Sources

• 39° North – Initial VMT Evaluation — Request source 39North_Initial TRPA VMT Evaluation 04.09.2025 MG_TA.pdf. PRA-controlled (PRA-FILE-012).

MARCH 4, 2025

39° NORTH · APPLICANT LATER REPORTS SUBMITTING THE FEBRUARY 25 VMT ASSESSMENT

The VMT workstream moves from consultant issuance into an applicant-reported agency-submission state. The original March 4 transmittal and agency receipt remain open.Sources

• 39° North — County of Placer Quarterly Reporting — Request source 2025'Q2 - 39 North County of Placer Quarterly Report 06.04.2025.pdf. PRA/controlled record; no verified public URL located.

APRIL 21, 2025

39° NORTH · TRPA GIVES A QUALIFIED OPINION THAT AN EXPANDED IEC OR ENVIRONMENTAL ASSESSMENT COULD BE SUFFICIENT

The environmental pathway changes from November’s ‘insufficient to choose a path’ state to a conditional IEC/EA pathway opinion. It is not a final environmental determination, and multiple technical/policy conditions remain unresolved.Sources

• TRPA response concerning 39 North Alternate Design IEC information review — Official source page Exact controlled record: TRPA Response to Kingsbarn IEC 4-21-25.pdf. Official portal/locator; exact attachment URL remains open. Exact controlled record can be requested.
• Official project portal — View source

JUNE 4, 2025

KINGS BEACH CENTER / 39° NORTH · APPLICANT DATES THE FIRST LOCATED WRITTEN QUARTERLY REPORT UNDER THE FOURTH AMENDMENT

The Fourth Amendment’s quarterly-reporting requirement now has a located written performance artifact. The report is an applicant account and does not establish County acceptance, a formal reporting waiver, independent confirmation of each listed event, environmental approval or satisfaction of Milestone No.Sources

• 39° North — County of Placer Quarterly Reporting — Request source 2025'Q2 - 39 North County of Placer Quarterly Report 06.04.2025.pdf. PRA/controlled record; no verified public URL located.
• 39 North Quarterly Report — email transmitting the June 4 Q2 report — Request source 39 North Quarterly Report.pdf. PRA-controlled (PRA-FILE-010).

JUNE 24, 2025

39° NORTH · BOARD APPROVES THE REVISED 106-TAU / TOT-REBATE OPTION AGREEMENT FOR THE 170-UNIT LODGING PROGRAM

The revised incentive request succeeds after the January 2024 failed proposal, creating an authorized option/reservation framework for up to 106 County TAUs and future TOT-rebate/transfer agreements. The action does not transfer TAUs, execute the future implementing agreements, start rebate payments, approve the physical project or complete environmental review.Sources

• Placer County Item 13A staff packet — View source
• Placer County approved June 24, 2025 minutes — View source
• Placer County public-hearing notice — View source
• Placer County news release — View source

SEPTEMBER 1, 2025

KINGS BEACH CENTER / 39° NORTH · APPLICANT ISSUES THE Q3 CONTRACTUAL STATUS REPORT

The written reporting lane continues under the Fourth Amendment and records that project/environmental work remains active after the June incentive authorization. The report is not agency confirmation of every event and does not establish environmental completeness, project approval or Milestone No.Sources

• 39° North — County of Placer Quarterly Reporting, Q3 2025 — Request source 2025'Q3 - 39 North County of Placer Quarterly Report 09.01.2025.pdf. PRA-controlled (PRA-FILE-004).

OCTOBER 21, 2025

39° NORTH · COUNTY ENVIRONMENTAL COORDINATION SERVICES CIRCULATES THE FOURTH SUBMITTAL FOR REVIEW

A new County-confirmed environmental/application-review cycle opens. The record does not establish the applicant’s exact October 17 delivery, the complete package contents beyond the County’s listed categories, a completeness finding, consolidated comments, an accepted replacement project baseline, environmental clearance or Milestone No.Sources

• 39° North Mixed Use Redevelopment Project (PLN18-00415) – 4th Submittal circulation — Request source RE_ 39° North Mixed Use Redevelopment Project (PLN18-00415) 4th Submittal.pdf. PRA/controlled record; no verified public URL located.
• 39° North fourth-submittal departmental-review extension request — Request source FW_ 39° North Mixed Use Redevelopment Project (PLN18-00415) 4th Submittal.pdf. PRA/controlled record; no verified public URL located.

NOVEMBER 24, 2025

39° NORTH · APPLICANT TRANSMITS THE DECEMBER 1 Q4 REPORT EARLY

The Fourth Amendment reporting lane remains active through a dated transmittal. This Moment controls delivery, recipient lane and attachment identity; substantive statements in the attached Q4 report remain applicant assertions unless independently sourced.Sources

• 39 North Q4’25 Quarterly Report – transmittal wrapper — Request source 39 North Q4'25 Quarterly Report.pdf. PRA-controlled (PRA-FILE-009).

DECEMBER 17, 2025

39° NORTH · CALTRANS DISTRICT 3 ISSUES UPDATED COMMENTS ON THE MODIFIED PROJECT AND KEEPS THE TIA / VMT / ENCROACHMENT LANES OPEN

The responsible-agency transportation record is updated for the modified project version, but Caltrans does not approve the project, accept a completed TIA, determine the VMT outcome or select a final encroachment-permit path.Sources

• Caltrans District 3 Local Development Review response — modified 39° North project scope — Request source Caltrans_District_3_LDR_Response_-_39_Degrees_North_Lake_Tahoe_12-17-2025.pdf. PRA/controlled record; no verified public URL located.
• January 21–22, 2026 Fehr & Peers / Caltrans coordination — 39 North Transportation Impact Analysis — Request source RE_ Placer County - 39 North Project.pdf. PRA/controlled record; no verified public URL located.

2026 — Public review, agreement extensions and current application review

JANUARY 2026

39° NORTH · COUNTY PUBLISHES A CURRENT ENVIRONMENTAL-REVIEW / ENTITLEMENT STATUS AND TARGETED HEARING PATH

The County publicly defines the then-current review stage and a conditional schedule expectation. The published timeline is explicitly assumption-dependent and is not a guaranteed hearing date or completeness determination.Sources

• Placer County 39 Degrees North page — View source

JANUARY 21–22, 2026

39° NORTH · FEHR & PEERS TELLS CALTRANS THE TIA IS BEING PREPARED; CALTRANS ASKS TO RECEIVE IT ONCE COMPLETE

The TIA is affirmatively still forthcoming for Caltrans review in late January. The exchange does not establish a completion date, technical findings, acceptance, VMT outcome or project approval.Sources

• January 21–22, 2026 Fehr & Peers / Caltrans coordination — 39 North Transportation Impact Analysis — Request source RE_ Placer County - 39 North Project.pdf. PRA/controlled record; no verified public URL located.
• Outlook acceptance artifact — “Accepted: 39 North Transportation Impact Analysis” — Request source Accepted_ 39 North Transportation Impact Analysis.pdf. PRA/controlled record; no verified public URL located.

FEBRUARY 12, 2026

39° NORTH · NORTH TAHOE REGIONAL ADVISORY COUNCIL HOLDS A PUBLIC REVIEW / COMMENT SESSION

The project enters a formal public advisory-review forum, but NTRAC does not approve the project, complete environmental review or substitute for Planning Commission / TRPA decision authority.Sources

• July 11, 2024 North Tahoe RAC agenda packet containing approved June 13, 2024 minutes — Official source page Exact controlled record: 2024-071124_FINAL-Agenda-Packet_North-Tahoe-RAC.pdf. Official portal/locator; exact attachment URL remains open. Exact controlled record can be requested.
• Official later packet with draft minutes — View source

FEBRUARY 24, 2026

39° NORTH · TAHOE BASIN DESIGN REVIEW COMMITTEE CONDUCTS A PRELIMINARY ADVISORY DESIGN REVIEW

The current public design receives advisory design scrutiny, but no design recommendation or approval is made. The meeting does not establish completeness, environmental clearance, variance/CUP approval or final construction design.Sources

• Placer County Tahoe Basin Design Review Committee agenda center — View source
• Final minutes source — View source

FEBRUARY 26, 2026

39° NORTH · APPLICANT TRANSMITS THE MARCH 1 Q1 2026 REPORT TO COUNTY STAFF

The quarterly-reporting lane remains active through a source-native delivery artifact. This Moment proves transmittal and attachment identity, not the truth or County acceptance of the report’s substantive statements.Sources

• RE: 39 North Q1’26 Quarterly Report — Request source RE_ 39 North Q1'26 Quarterly Report.pdf. PRA-controlled (PRA-FILE-042).

MARCH 1, 2026

39° NORTH · APPLICANT DATES ITS Q1 2026 CONTRACTUAL STATUS REPORT

The applicant places a new written project/schedule forecast into the contractual reporting record. The approximately April 1 forecast is not a County-approved or firm submittal date and does not establish that EQ #5 was ultimately submitted.Sources

• 39 North – County of Placer Quarterly Reporting, Q1 2026 — Request source 2026'Q1 - 39 North County of Placer Quarterly Report 03.01.2026.pdf. PRA-controlled (PRA-FILE-005).

MARCH 9, 2026

39° NORTH · COUNTY PLANNING STATES IT STILL LACKS A FIRM NEXT-SUBMITTAL DATE

The County’s internal status record undercuts any treatment of the applicant’s approximately April 1 forecast or January public target as a fixed schedule. The project remains active, but the hearing path is still conditional on a future submittal and its sufficiency.Sources

• Placer County – 39 North Project — Request source Placer County - 39 North Project.pdf. PRA-controlled (PRA-FILE-033).

MARCH 10, 2026

KINGS BEACH CENTER · BUYER EXERCISES THE FIRST ONE-YEAR OPTION UNDER THE FOURTH AMENDMENT, SUBJECT TO WRITTEN CONCURRENCE

The buyer timely invokes the first option mechanism, but the Fourth Amendment requires written concurrence of the parties. The option is therefore not treated as effective at notice alone; the County’s March 27 concurrence is a separate future Moment.Sources

• RE: Kings Beach Center Purchase and Sale Agreement Extension — Request source RE_ Kings Beach Center Purchase and Sale Agreement Extension.pdf. PRA-controlled (PRA-FILE-036).
• Related PRA inventory confirms exact filename and controlled binary; no public URL expected. — Source-control note Source-control/provenance note rather than a standalone evidence binary.

MARCH 10–11, 2026

EASTERN GATEWAY · BUYER EXERCISES THE FIRST ONE-YEAR OPTION AND SUCCESSOR-AGENCY STAFF CONFIRMS RECEIPT

The Eastern Gateway option mechanism is timely invoked, but the Second Amendment requires written concurrence of the parties. Receipt is not the same as concurrence; Successor Agency concurrence remains a separate March 27 state.Sources

• RE: Eastern Gateway Property Purchase and Sale Agreement Extension — Request source RE_ Eastern Gateway Property Purchase and Sale Agreement Extension.pdf. PRA-controlled (PRA-FILE-034).

MARCH 10, 2026

SALMON AVENUE · BUYER EXERCISES THE FIRST ONE-YEAR PTA OPTION

The Salmon PTA clock is separately invoked. County concurrence remains required and is not inferred from the notice itself.Sources

• RE: Salmon Avenue Parking Lot Property Transfer Agreement Extension — Request source RE_ Salmon Avenue Parking Lot Property Transfer Agreement Extension.pdf. PRA-controlled (PRA-FILE-038).

MARCH 27, 2026

KINGS BEACH CENTER · COUNTY CONCURS IN THE FIRST ONE-YEAR OPTION THROUGH MARCH 31, 2027

The concurrence completes the first one-year extension mechanism under the KBC Fourth Amendment. It does not alter or resolve the separate Milestone No.Sources

• Exercising First Option for 1-Year Extension – Kings Beach Center PSA — Request source KBC PSA Extension Approval Letter 3-27-26.pdf. PRA-controlled (PRA-FILE-032).

MARCH 27, 2026

EASTERN GATEWAY · SUCCESSOR AGENCY CONCURS IN THE FIRST ONE-YEAR OPTION THROUGH MARCH 31, 2027

The Eastern Gateway option becomes effective in its own Successor Agency contract lane. The action does not transfer Eastern Gateway title, satisfy housing obligations or approve the 39° North project.Sources

• Exercising First Option for 1-Year Extension – Eastern Gateway PSA — Request source EG PSA Extension Approval Letter 3-27-26.pdf. PRA-controlled (PRA-FILE-019).

MARCH 27, 2026

SALMON AVENUE · COUNTY CONCURS IN THE FIRST PTA OPTION THROUGH MARCH 31, 2027

The Salmon PTA term is effectively extended while the conveyance/public-parking delivery conditions remain unresolved. The concurrence does not transfer title.Sources

• Salmon Avenue Parking Lot Property Transfer Agreement – First Extension Approval — Request source Salmon Ave Transfer Agreement Extension Approval Letter 3-27-26.pdf. PRA-controlled (PRA-FILE-055).

MARCH 31, 2026

KINGS BEACH CENTER · MILESTONE NO. 3 DUE DATE ARRIVES WHILE THE AGREEMENT CONTINUES; NO LOCATED DISPOSITION IS PROMOTED

The contractual milestone date passes without a located formal disposition in the controlled record. Timeline A records the clock event and the absence of a located disposition without turning that absence into a legal conclusion.Sources

• Executed Fourth Amendment to Purchase and Sale Agreement — Kings Beach Center — View source
• Exercising First Option for 1-Year Extension – Kings Beach Center PSA — Request source KBC PSA Extension Approval Letter 3-27-26.pdf. PRA-controlled (PRA-FILE-032).

APRIL 2026

39° NORTH · COUNTY CEQA ACTIVE PROJECTS TRACKER STILL PUBLISHES AN NOP / EIR PATH

The official public status tracker continues to describe an NOP/EIR path even though other controlled County/TRPA records describe preliminary Addendum / Conformity Review / expanded-IEC pathways. Timeline A therefore records a live pathway-status divergence rather than silently selecting one as final.Sources

• CEQA Active Projects — April 2026 (39° North entry) — View source
• Placer County Environmental Coordination Services — Official source page

MAY 29–JUNE 1, 2026

39° NORTH · APPLICANT TRANSMITS THE Q2 REPORT AND COUNTY STAFF ACKNOWLEDGES RECEIPT

The quarterly-reporting obligation has a direct source-native delivery and receipt chain. County acknowledgment proves receipt only; it is not acceptance of the report’s substantive assertions or any milestone/environmental status.Sources

• Direct File Library binary: Re_ 39 North Q2’26 Quarterly Report_email.pdf. — Request source Direct File Library binary: Re_ 39 North Q2'26 Quarterly Report_email.pdf.. Controlled record; no verified public URL located.
• 2026’Q2 – 39 North County of Placer Quarterly Report 06.01.2026.pdf — Request source 2026'Q2 - 39 North County of Placer Quarterly Report 06.01.2026.pdf. Controlled record; no verified public URL located.

JUNE 5, 2026

39° NORTH · APPLICANT LATER REPORTS THAT EQ NO. 5 WAS PROVIDED TO PLACER COUNTY

The earlier forecasted next package becomes an applicant-reported actual-submission event. The EQ #5 package itself, direct June 5 transmittal/receipt and County completeness determination remain missing from the controlled record.Sources

• Direct File Library source: 2026’Q3 – 39 North County of Placer Quarterly Report 09.01.2026.pdf. — Request source Direct File Library source: 2026'Q3 - 39 North County of Placer Quarterly Report 09.01.2026.pdf.. Controlled record; no verified public URL located.
• 2026’Q2 – 39 North County of Placer Quarterly Report 06.01.2026.pdf — Request source 2026'Q2 - 39 North County of Placer Quarterly Report 06.01.2026.pdf. Controlled record; no verified public URL located.

JULY 15, 2026

39° NORTH · APPLICANT LATER REPORTS THAT THE ENVIRONMENTAL REVIEW COMMITTEE REQUESTED ADDITIONAL INFORMATION

EQ #5 did not close the information-review cycle. The applicant later reports a new ERC information request, but the original ERC comments/request are not in the controlled source set, so their detailed content and legal/environmental significance cannot be reconstructed.Sources

• Direct File Library source: 2026’Q3 – 39 North County of Placer Quarterly Report 09.01.2026.pdf. — Request source Direct File Library source: 2026'Q3 - 39 North County of Placer Quarterly Report 09.01.2026.pdf.. Controlled record; no verified public URL located.

JULY 20, 2026

39° NORTH · APPLICANT LATER REPORTS AN ERC CLARIFICATION MEETING AFTER THE JULY 15 INFORMATION REQUEST

The review cycle moves from an additional-information request into a clarification/response phase. The original meeting agenda, attendance record, ERC comments and any agreement about resolved issues remain missing.Sources

• DOC-0623 — Request source DOC-0623. Controlled record; no verified public URL located.

JULY 20–AUGUST 28, 2026

39° NORTH · APPLICANT REPORTS PREPARING ADDITIONAL DOCUMENTATION AND DETAILS FOR THE ERC

The applicant reports a sustained response-work period between clarification and the next EQ package. This is not evidence that every ERC question was answered, that a complete response set was accepted or that agency reviewers concurred.Sources

• DOC-0623 — Request source DOC-0623. Controlled record; no verified public URL located.

AUGUST 31, 2026

39° NORTH · APPLICANT REPORTS UPLOADING EQ NO. 6 TO PLACER COUNTY FOR ERC DISTRIBUTION

EQ No. 6 becomes the newest applicant-reported environmental/application submittal state.Sources

• DOC-0623 — Request source DOC-0623. Controlled record; no verified public URL located.

AUGUST 31–SEPTEMBER 1, 2026

39° NORTH · APPLICANT TRANSMITS THE Q3 REPORT AND COUNTY STAFF ACKNOWLEDGES RECEIPT

The Fourth Amendment reporting lane has a direct delivery/receipt record through EQ No. 6.Sources

• DOC-0624 — Request source DOC-0624. Controlled record; no verified public URL located.
• DOC-0623 — Request source DOC-0623. Controlled record; no verified public URL located.

SEPTEMBER 17, 2026

39° NORTH · COUNTY POSTS THE SEPTEMBER 22 TBDRC ACTION ITEM AND A REVISED DESIGN PACKAGE

A dated public expectation and revised design-review state now exists before the meeting. The package materially changes the achievable-housing design and publicly frames a building-length variance, but no September 22 meeting outcome can be stated yet.Sources

• Placer County 39 Degrees North page, Sept. 17, 2026 update — View source
• Placer County TBDRC agenda, Sept. 22, 2026 — View source

Interim source-based public chronology. Deeper Moment-by-Moment public writing can be added in place without removing the dates or source-access record shown here.

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⚠️ Disclaimer: Built from publicly available Placer County records and other online sources. Corrections? Email [email protected] (please cite your source).

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