V IS ION B OOK

SOU T H SHORE L A K E TA HOEO C TOBE R 2 015

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Defining the cities of tomorrow

www.ibigroup.com

CONTACT INFORMATION

Contact: Eric Roverud / Steve Noll

128 Market Street Suite 3E Stateline, NV 89449

ph: 775-588-5929

Contact: Peter Pillman

10 Exchange Place, Suite 112Salt Lake City UT 84111 United States

ph: 801 532 4233

Contact: Lee Conant

78-370 Highway 111, Suite 290La Quinta, CA 92253

ph: 760 777 1440

OWNER

Stacy Noyes, Inn ManagerEmail: snoyes@lakesideinn.com

Phone: 775-790-4696

Physical Address 168 Highway 50

Stateline, NV 89449

Mailing Address P.O. Box 5640

Stateline, NV 89449

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SITE CONTEXTLakeside Inn and Casino is a full service hotel and casino located in the south of the Lake Tahoe Basin on US Highway 50 approximately one mile from the California/Nevada state line. The land area is approximately seven acres comprised of five primary structures including casino, inn buildings and warehouse. There are 124 lodging rooms, an outdoor pool and hot tub, a full service casino, two bars and two restaurants employing approximately 300 full time staff.

• Edgewood Golf Course borders Lakeside to the south. A lodge project of approximately 154 hotel rooms is in the preliminary stages of construction

• At the state line a retail development called the Chateau at the Village is now in the final stages of leasing after having been stalled for six years due to economic conditions.

• The Tahoe Beach Club project near Lakeside is approved for 143 condominiums on the lake and construction is planned for spring of 2016.

TRANSFORMING THE SOUTH SHOREThe aforementioned projects are examples of the transformation occurring in the Tahoe area. Within the City of South Lake Tahoe there are other recent projects suggesting a trend from a gaming based economy, to an outdoor recreational tourism destination. Perhaps the most significant indication of this upward quality trend is Heavenly Ski Resort. Heavenly is operated by Vail Resorts. Vail has long-term capital project plans to invest over $80 million in “on mountain” recreation to develop summer business to complement and improve the winter ski experience. Vail acquired nearby Northstar and Kirkwood ski resorts recently to further expand their market share.

A combination of many factors ranging from the national economic recovery to the improvement in local zoning sets the stage at Tahoe to revitalize the existing outdated gaming environment. The Tahoe of the future will be a unique environment for both indoor and outdoor summer and winter destination tourism. Lakeside Inn is well positioned to benefit from these trends.

PROJECT AREA UNDERSTANDING

LAKESIDE INN & CASINO

NEVADA

US HWY 50

US HWY 50

CALIFORNIA

NEVADA BEACH

EDGEWOOD GOLF COURSE

MONT BLEU RESORT

HARRAH’S CASINO

HARVEY’S CASINO

HEAVENLY VILLAGE

HARD ROCK HOTEL AND

CASINO

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EDGE WOOD GOLF COURSE

MEADOWS

VISION FOR THE SOUTH SHORELake Tahoe has long served as a primary vacation and recreation area for residents of the San Francisco Bay Area as well as the broader national and international marketplace. In particular, the area along the south shore has historically been the center of tourism development. However, for years a lack of capital investment has led to a decline in the area’s physical environment and economic potential resulting in the perception that Lake Tahoe has lost its luster as a world class recreation destination.

The south shore vision plan is focused on revitalizing the properties adjacent to the US Highway 50 corridor along the south shore of Lake Tahoe. The vision plan seeks to redefine the physical attributes of the study area in a way that is economically sustainable and responsive to the unique environmental conditions within the Tahoe Basin. Through meetings with local officials, business owners, and the regional planning agency a collection of 15 principle ideas were developed and illustrated to show how ideas such as establishing a pedestrian main street and creating greater access to the lake establishes the foundation for a vision aimed at revitalizing the area’s desirability as a tourist destination.

The south shore is envisioned as a central destination that provides full services for tourists and permanent residents, and offers unique experiences related to the many outdoor recreation possibilities that surround the area. The revitalization of the south shore will catalyze the transformation from a declining gaming economy into a sustainable outdoor tourism recreational destination by incorporating active streetscapes featuring strolling, shopping, entertainment and outdoor food and beverage opportunities. In addition, transit and alternative travel will provide an essential part of the envisioned destination resort experience resulting in significant environmental gain and improved scenic quality.

Lake Tahoe

Tahoe City

InclineVillage

KingsBeach

South Lake

Tahoe

StudyArea

Carson City

BasinBoundary

PlacerCounty

EldoradoCounty

Douglas County

WashoeCounty

Carson CityCounty

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EXISTING AND PROPOSED AREA IMPROVEMENTS

1ARCHITECTURE

URBAN DESIGN

INTERIOR DESIGN

CHATEAU AT THE VILLAGE REDEVELOPMENT 3 - BUILDING B - PHASE 1 SOUTH LAKE TAHOE, CALIFORNIA114315.01 • SCHEMATIC DESIGN • JANUARY 19 . 2015

PHONE: 303.449.8900

FAX: 303.449.3886

WWW.OZARCH.COMEAST ELEVATION AT HIGHWAY 50

TAHOE BEACH CLUBSTATELINE, NEVADA

Tahoe Beach Club consists of 143 units of luxury beachfront condominiums and estate homes that feature an exclusive beach club for their residents. This development will result in affluent residents and second home owners living adjacent to the Lakeside Inn redevelopment. The project will include food and beverage outlets, a full service spa, health club, meeting space, and a pier. Total project costs is estimated to be $125M.

EDGEWOOD RESORTSTATELINE, NEVADA

Upcoming development on the unique property of the 235-acre Edgewood Tahoe Golf Course includes an exceptional, LEED-designed Lodge with 154 hotel rooms, a health spa, bistro style restaurant, and conference center. Plans also include 40 fractional ownership residences, improvements to the golf course, and expansion of the existing clubhouse. Total project costs are estimated to be $150M.

ZAL ANTASOUTH LAKE TAHOE, CALIFORNIA

32 luxury condominiums and 19,000 square feet of retail space is currently under construction directly across the street from the Heavenly Gondola. A second phase of the project is anticipated to add 60 more condominiums. Total project costs are estimated to be $60M.

THE CHATEAU AT THE VILL AGESOUTH LAKE TAHOE, CALIFORNIA

Chateau Retail & Convention Center is a 11.54-acre resort and convention center at the Stateline and Hwy 50 gateway. The project is part of the redevelopment planning area designated by the City of South Lake Tahoe. Phase 1 is a pedestrian-oriented streetscape with 30,000 square feet of new retail and dining.

CLEAR CREEKDOUGLAS COUNTY, NEVADA

The homesites at Clear Creek Tahoe will be as varied as the land itself. Set your dream home in wooded seclusion, or perch yourself on the hillside, with the mountains and valleys as your backdrop. You could even select one of several comfortable and luxurious cottage designs for a simplified living experience. Rest assured that with the tax advantages of a Nevada residency, with no state income or inheritance tax, more than 800 acres protected by a permanent conservation easement and a setting that backs to the National Forest, your home will be a refuge for generations to come. Total project costs are estimated to be $45M.

HARD ROCK HOTEL & CASINOSTATELINE, NEVADA

Hard Rock Hotel & Casino recently went under a $60 million transformation. The property features 539 rooms and suites, four eateries, several bars and live indoor and outdoor entertainment, as well as 25,000 square feet of casino space with more than 500 slot machines and a variety of table games.

HEAVENLY EPIC DISCOVERYSOUTH LAKE TAHOE, CALIFORNIA

Capitalizing on the Ski Area Recreational Opportunity Enhancement Act that the US Congress recently passed, Heavenly Mountain Resort is making improvements to bring more summer and winter activities to the mountain. In addition to typical activities such as skiing, snowboarding and tubing, visitors can now expect a full range of summer activities such as mountain biking, zips lines, ropes courses, sky cycles and hiking, as well as visitor programs to introduce educational programs on mountain and forest stewardship. Total project costs are estimated to be $81M.

US 50 SOUTH SHORE COMMUNIT Y REVITALIZATION PROJECTSOUTH LAKE TAHOE, CALIFORNIA/STATELINE, NEVADA

The US 50 South Shore Community Revitalization Project is a community development project that addresses contemporary affordable housing needs, economic development, pedestrian, bike, and transit needs, auto needs, and environmental improvements. The project involves relocating the five-lane US Highway 50 and narrowing the former highway to create expanded pedestrian zones and resort appropriate amenities, and to strengthen the connection between the bed base and recreation activities.

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VISIONLAKESIDE INN’S FUTUREHistorically the key economic driver of the South Lake Tahoe economy has been gaming. Today, gaming continues to be a key and irreplaceable driver of the regional tourism industry and it’s current redevelopments efforts, however, we recognize that our destination is in a transformative state and we can no longer rely on gaming as the primary tourism driver to the region.

At Lakeside Inn, we recognize that the opportunity lies in creating a world-class outdoor recreation destination that provides high quality hotel and food and beverage amenities, a full suite of entertainment, and shopping options to our guests, as well as access to outdoor recreation with easy transportation options.

In the spring of 2015, we commissioned a market study that confirmed our belief that there is demand in the market for a quality, new construction, branded hotel and that our site is a prime location for such development. The most recent new build hotel construction was over 15 years ago. There is a noticeable lack of branded hotels in the market. The hotel product available to our primary market from the San Francisco Bay Area is a collection of older buildings that require retrofitting and remodeling rather than building an intentional, cost conscious project that will thrive in this transformational market.

The Lakeside Inn and Casino site benefited greatly from recent regulatory changes that encourage environmentally sensitive and intelligent redevelopment. This Regional Plan Update designated our site as one of 5 Town Centers around Lake Tahoe. This allows the site to take advantage of additional height limits resulting in superior views of the natural surroundings. The additional height also allows the physical elements of the project area to be reimagined thus opening up the possibility of creating new lodging opportunities, outdoor dining, pedestrian plazas, and vibrant retail spaces. There is no developable site that is closer to the lake or the tourism core.

Coupled with our ‘gateway’ attributes as the first resort location on the right upon arrival from the Reno airport, the Lakeside site is situated with prime visibility and traffic to welcome visitors to South Lake Tahoe. Transit to the airport already exists to the site. Lakeside Inn guests enjoy being the first stop off of the Reno-Tahoe International Airport transit service. Frequent and reliable transit also currently exists to move guests around the south shore as well as to the local ski resorts.

Other significant attributes to the site include its immediate access; only steps across the street to existing hiking and biking systems that extend miles to regional beaches, also utilized for winter cross-country skiing and snowshoeing. With the local Connectivity Plan, this bike trail system is planned to connect not only to the far south of the lake, but the extreme north end of the lake at Incline Village.

The market study recommends a mixed-use development that includes a 150 room branded upscale hotel. This plan includes meeting and entertainment space in order to combat seasonality. Multiple areas of outdoor entertainment and gathering spaces are included to capitalize on the views.

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SITE CONSIDERATIONSThe site’s greatest asset is its accessibility and visibility. It is the first commercial property visitors see when arriving from the east on US Hwy. 50, and it is situated at a traffic controlled intersection allowing convenient access for both east and west bound traffic. US Hwy. 50 has an Annual Average Daily Traffic Count (AADT) of 25,000 vehicles at the intersection of Kahle Drive.

The site is bordered on its southern side by Edgewood golf course and on its northern side by United States Forest Service land. Both adjacent properties elevate the property’s potential to be recognized as a “gateway” to the recreation opportunities on the south shore. This setting will attract visitors that are interested in outdoor activities, especially those that are not keen on the more urban atmosphere of the local high-rise casinos. To the west is an existing neighborhood consisting of both single and multi-family residential uses. The development of the Edgewood Lodge, which is to be a luxury hotel, and the Tahoe Beach Club, a planned upscale residential project, will also generate customers for the commercial activities planned on the site and elevate the character of the neighborhood.

The site slopes an average of 5% from east to west which creates roughly a 20 foot grade separation between US Hwy. 50 and Laura Drive. Good views of the surrounding mountains, meadows and lake are possible from the higher elevations on the site.

LAKESIDE INN AND CASINO STATELINE, NEVADA SHEET TITLE

NORTH 0ORIGINAL SCALE:

20' 40' 80'1"=40'-00"

DESIGNWORKSHOPLandscape Architecture Land Planning Urban Design Tourism Planning

PO Box 5666 128 Market Street, Suite 3E Stateline, NV 89449-5666 775-588-5929

APN 1318-22-002-015

APN 1318-22-002-012

APN 1318-22-002-011

APN 1318-22-002-102

APN 1318-22-002-016

APN 1318-22-002-009

APN 1318-22-002-010

SITE PLAN

US HIGHWAY 50

L AURA DRIVEK

AH

LE DRIV

E

PROPERTY PROFILE AT-A-GLANCE

PROPERTY DETAILS

• LOT SIZE: 7 ACRES

• HWY 50 FRONTAGE: 570 LINEAR FEET

• BUILDING AREA: 134,312 SQUARE FEET

• NUMBER OF ROOMS: 124

RESTAURANTS

• THE TIMBERS: CONTINENTAL CUISINE

• LATIN SOUL: LATIN FUSION

GAMING DATA

• SLOT MACHINES: 320

• GAMING TABLES: 7

• FULL SERVICE SPORTS BOOK

0 80 FT. 160 FT.40 FT.

SCALE: 1 inch equals 80 FT.

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CONCEPTUAL SITE PLANThe new vision for Lakeside Inn and Casino integrates the site’s most desirable development characteristics with new lodging, retail and entertainment opportunities to establish a destination resort experience. Through distinctive architecture and inviting outdoor spaces, the redeveloped site will be seen as a “gateway” to the south shore. New branded hotel accommodations along with the addition of convention and event space will complement the existing casino operations by providing convenient access to recreation and entertainment opportunities throughout the day. Locals and visitors will be attracted to the site because of the unique character which differentiates it from the existing Stateline tourism casino district. By leveraging the existing network of trails and visual connections to Lake Tahoe and mountain vistas the property can capitalize on its prime position as the “Gateway to the south shore”.

SITE PLAN

US HIGHWAY 50

L AURA DRIVE

KA

HLE D

RIVE

• Hotel perspective

• Retail perspective

SITE KEY

• Hotel (150 rooms)

• Hotel Porte Cochere

• Rooftop Entertainment Terrace

• Pool and Outdoor Amenities

• Meadow Overlook Bar

• Structured Parking (250 spaces)

• 10,000-20,000 sqft Retail and Restaurant

• Restaurant Terrace

• Pedestrian Bridge

• Lakeside Casino

• The Timbers Outdoor Dining

• Surface Parking and Special Events Plaza

• Deliveries/Storage

• Special Events Pavilion

• Edgewood Vista and Special Events Lawn

• Gateway Plaza

• Stateline Bikeway (Connection to Nevada Beach)

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AA

B

B

PERSPECTIVE LOCATIONS

0 80 FT. 160 FT.40 FT.

SCALE: 1 inch equals 80 FT.

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OUTDOOR AMENITIES AND PROGRAMOutdoor amenities at the resort will include special event areas, restaurants and dining to encourage longer length of stays and appeal to a broader market. These various programs are arranged on the site to maximize opportunities for year-round use of the outdoor spaces. A new streetscape at the corner of US Highway 50 and Kahle Drive symbolizes the gateway arrival into Lake Tahoe. The streetscape includes pedestrian amenities, plazas, and plantings to create a walkable and interesting environment that supports the retail component. A central part of the resort experience is the ability for guests to walk to shopping, dining and entertainment options. The hotel and casino connect to the retail, but equally important, they connect to bike trails and pedestrian access to multiple public beaches. Public transit also connects the resort to regional recreation and entertainment attractions providing guests a variety of mobility options.

SITE PLAN

US HIGHWAY 50

L AURA DRIVEK

AH

LE DRIV

E

WeddingsCommunity EventsCorporate Gatherings

Pool/spasFirepitsPicnic/BBQ

Exceptional viewsActivity generatorsMusic/entertainment

Public art/seasonal displaysSeating/pedestrian circulationGateway/arrival experience

SPECIAL EVENTS AREA

HOTEL AMENITY AREA

OUTDOOR DINING AND TERRACES

GATEWAY PLAZA/RETAIL ZONE

PRIMARY PEDESTRIAN CIRCULATION 0 80 FT. 160 FT.40 FT.

SCALE: 1 inch equals 80 FT.

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SITE PLANSPECIAL EVENTS AREA HOTEL AMENITY AREA OUTDOOR DINING AND TERRACES GATEWAY PLAZA/RETAIL ZONE PRIMARY PEDESTRIAN CIRCULATION

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ARCHITECTURAL IDEAS• Lakeside Inn is well positioned in both place and time to take full advantage of the renewal that is occurring in South Lake Tahoe.

• Modern Mountain would be appropriate to describe the architectural character.

Reclaimed materials that have historical significance to the site will be featured on the exterior and interiors. Using these materials is both respectful of the history of the ongoing evolution of the site and is very appropriate as a design aesthetic in today’s market.

The existing lodge buildings on site contain an amazing collection of beautiful structural wood elements that will be repurposed and featured in the design. One of the existing buildings on-site has siding that was created from the original log flume that delivered cut timber to the lake from the forests in the surrounding mountains. This siding will be harvested and reused to showcase the story/history of the area.

BUILDING ELEMENTSGLAZINGThe buildings will utilize oversized glazing in the feature views. A combination of wood and dark bronze frames create a sense of richness especially when contrasted with natural woods.

EXTERIOR SIDINGThe intent would be to use natural woods in a vertical pattern. The base of the buildings will be concrete, stone and select focal areas treated with metal panel.

ROOF FORMSA combination of pitched roofs with low slope and flat roofs will create a project with more interest than currently exists in most of the Tahoe region. Roofs are designed to avoid snow shedding over pedestrian and vehicular entrances.

GATHERING SPACESThe ability to create a variety of indoor/outdoor gathering spaces focused around fire features and casual seating offers resort guests interesting options.

ARCHITECTURE

MEADOWSHOTEL

CASINO

US HIGHWAY 50

L AURA DRIVEK

AH

LE DRIV

E

SPECIAL EVENTSPAVILLION

RETAIL

0 80 FT. 160 FT.40 FT.

SCALE: 1 inch equals 80 FT.

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ARCHITECTUREGATEWAY PLAZA / RETAIL ZONEThis building will be located on the prominent corner of Kahle Drive and Hwy 50. This intersection is of prime importance to mark arrival at the siteand acts as a “gateway”and also offers fabulous view opportunities over the historic meadow as well as Lake Tahoe. An iconic element should be a feature at the intersection. This building is built as part of multi level parking structure, taking advantage of the grade change from Hwy 50 down Kahle Drive. The parking is fronted by the retail along Hwy 50. The lowest level of parking which faces the new hotel could be screened with shallow bay retail (bicycle rental, ski rental type). A restaurant (Latin Soul)/event center on the top floor will take advantage of the views to the sorthwest over the lake and north west over the meadow. This terrace will allow ample opportunity for outdoor space with fire features and gathering spaces.

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HOTELThe proposed 150 room hotel is located at the intersection of Kahle Drive and Laura Drive and will be visible from Hwy. 50. The prime views are oriented towards the Meadow across Kahle Drive. The hotel will feature progressive roof designs that work well with the winter climate. The windows will be sized to provide maximum daylight and located to showcase the views from the hotel that exist of the meadow, mountain and Lake Tahoe. There is an opportunity for a roof deck on level 4 at the south end of the hotel. This roof deck would look over the pool and amenity spaces including the event lawn with longer views over Edgewood golf course to the lake and mountains beyond. The corner units have an opportunity to be larger suites with great outdoor deck spaces. The lowest level of the hotel is organized as follows: the north half of the ground floor contains the lobby and reception area, lobby bar and restaurant space with the rest of the area being available for banquet and meeting space. The lobby bar is situated to face the meadow providing an attractive destination to the trail users. The south half of the ground floor plan contains grade level units, fitness and access to the pool and outdoor amenity area.

ARCHITECTURE

Moonlight Basin | Big Sky, Montana | Owner Review | 05.19.2015 Pg. ivPerspective Massing - North

Modern Mountain

A

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CASINOThe façade of the Casino will be updated to tie in with the rest of the resort. The materials will be complementary with a focus on providing a cohesive resort design. The updated design will feature large windows, a new roofline with added dormers to breakdown the existing massing and a covered, enclosed bridge connecting the upper floor of the casino to the new structured parking.

SPECIAL EVENTS AREAElevated to provide an overlook of the Edgewood golf course, the pavilion and function lawn/terrace is designed to be a destination amenity in both summer and winter. Under the roof will be a small multi use reception facility that could be used for events and weddings in all seasons and opens up to an outdoor function lawn. The pavilion and lawn could be utilized for cold weather activities during the winter and small concerts or outdoor events in the warmer months.

EVENT CENTER VIEW

ARCHITECTURE

PAVILLION

LOADING DOCK