Great People. Great Places.

Redevelopment Area #2

Introduction

Douglas County Redevelopment Area #2 (RDA #2) was created in 2016 primarily to aid the county in achieving a desired strategic planning goal to “work with local partners and stakeholders to initiate the development of a year-round conference/entertainment venue at Lake Tahoe (within Douglas County).”

Gaming at Stateline had long been a main attraction for visitors and gamblers, but after the proliferation of tribal gaming and years of casino core declines in employment, property tax and gaming revenues, Stateline and the South Shore needed a different direction. In 2011 the South Shore Vision Plan recommended development of new indoor entertainment venue and conference/group meeting space (Event Center) as one of 14 principle ideas to redefine the physical attributes of the South Shore in a way that is economically sustainable and responsive to environmental conditions.

RDA #2 was created to give focused attention and financial investment in the area and to partially fund the development of the Event Center. Goals for RDA #2 include revitalization of the Stateline area and a strengthening of the county’s economic base.

Due to increased interest in RDA #2 this webpage was created to provide the public with the history, public information, County Commission meeting materials and answers to frequently asked questions.

What is the status of Redevelopment Area No. 2 after the November 2020 General Election?

The November 2020 General Election included Douglas County Question No. 1 which was a referendum on Ordinance 2016-1456 creating Redevelopment Area No. 2. Douglas County voted to repeal the ordinance. The vote was effective upon the County Commission’s formal certification of the election results on November 16, 2020.

Prior to the November 2020 General Election, the County Commission approved a Tax Increment Pledge Agreement with the Tahoe Douglas Visitor’s Authority (TDVA) in April 2020. The Tax Increment Pledge Agreement contractually obligated the Douglas County Redevelopment Agency to remit to TDVA up to $1.3 million per year in redevelopment tax increment revenue generated from the properties within Redevelopment Area No. 2 for a total of no more than $34.25 million. All tax increment revenue must be used by TDVA to fund a portion of the costs of the Tahoe South Events Center or repay bonds or other obligations issued to finance the Tahoe South Events Center.

As a general legal principle, legislative action – whether taken by the County Commission or the voters through the initiative/referendum process – cannot impair pre-existing contractual obligations agreed to by a government entity. The Tax Increment Pledge Agreement constitutes a contractual obligation of the Douglas County Redevelopment Agency that existed prior to the November 2020 general election. The contractual obligation was relied upon by TDVA when TDVA secured financing for the construction of the Tahoe South Events Center prior to the November 2020 election.

To comply with the vote to repeal the ordinance creating Redevelopment Area No. 2, but also comply with the pre-existing contractual obligation of the Tax Increment Pledge Agreement with TDVA, Redevelopment Area No. 2 will exist in the future solely to the extent necessary to comply with the terms of the Tax Increment Pledge Agreement with TDVA. The Douglas County Redevelopment Agency will continue to collect up to $1.3 million per year in redevelopment tax increment revenue generated from the properties within Redevelopment Area No. 2, and remit the revenue to TDVA in accordance with the terms of the Tax Increment Pledge Agreement. No further redevelopment tax increment revenue will be collected and no further redevelopment activity will take place within Redevelopment Area No. 2. To the extent that the properties within Redevelopment Area No. 2 generate tax increment revenues above $1.3 million in any future year, the excess tax revenues would be accounted for like any other property tax revenue collected by Douglas County and remitted to the various taxing agencies entitled to the tax revenue.

*Revised as of March 31, 2020*

Frequently Asked Questions
*Revised as of February 2020*
Frequently Asked Questions
Frequently Asked Questions

Redevelopment Area 2 Boundaries
Map of Redevelopment Area 2

History of Redevelopment No. 2
**REVISED March 31, 2020**
Summarized History of Redevelopment and the Event Center
**REVISED Feb. 21, 2020**
Summarized History of Redevelopment and the Event Center
Summarized History of Redevelopment and the Event Center

Planning Commission Meetings Related to RDA No. 2
November 10, 2015 Planning Commission Meeting Item 2
November 10, 2015 Planning Commission Meeting Minutes
December 8, 2015 Planning Commission Agenda Item 1
December 8, 2015 Planning Commission Meeting Minutes
December 8, 2015 Panning Commission Meeting Supplemental Meeting Material

Redevelopment Area No. 2/Event Center Related Materials provided to the County Commission
2009 Douglas County Community Assessment
Event Center Fiscal and Economic Analysis, July 19, 2018
Lake Tahoe Blight Study January 2016
South Shore Destination Economic Impact Analysis
South Shore Vision Plan October 2011
TDVA Opportunity Cost Presentation Preliminary Study Results
TDVA Opportunity Cost Analysis Final Report
Municap, Inc., Study on Future Tax Increment Revenues March 3, 2020

BOCC Adopted Documents
Resolution 97R-069 Establishing a Redevelopment Agency in Douglas County
2017 Douglas County Economic Vitality Plan
TRPA South Shore Area Plan
MOU with T ahoe Douglas Fire Protection District (TDFPD)
2012 Strategic Plan
2015 Strategic Plan
Resolution 2015R-068 Designating an Area (RDA 2) for Evaluation
Redevelopment Area Plan for RDA 2 adopted Jan 21, 2016
Ordinance 2016-1456 Creating RDA 2

News Links
RDA #2 in the news

Other Related Materials
Tahoe Regional Planning Agency (TRPA) Regional Plan
1997 Tahoe Douglas Visitor’s Authority Act
NRS Chapter 279 - Redevelopment of Communities
Information Submitted by Commissioner Nelson for Consideration
Reno-Sparks Convention & Visitors Authority Financial Report (submitted by Commissioner Nelson)
The Brookings Institution: "Space Available: the Realities of Convention Centers as Economic Development Strategies" January 2005 (submitted by Commissioner Nelson)
SB461 Presentation on Events Center

Other Agency Websites
Tahoe Douglas Visitors Authority (Event Center Info and FAQs)
https://tahoedouglasva.org
Lake Tahoe South Shore Chamber of Commerce
Lake Tahoe Visitors Authority (Event Center Information)
Tahoe Regional Planning Agency (TRPA)
Tahoe Douglas Fire Protection District