TRPA
The TRPA stands for Tahoe Regional Planning Agency. They are a bi-state government agency with jurisdiction over the entire Tahoe Basin. There are many, many things to understand about the TRPA. There website is: www.TRPA.org.
Their Mission: ” The Tahoe Regional Planning Agency cooperatively leads the effort to preserve, restore and enhance the unique natural and human environment of the Lake Tahoe region now and in the future. ”
Probably the biggest issue homeowners deal with in relation to the TRPA is coverage:
Want to know the TRPA/IPES coverage? Click here: http://www.trpa.org/ipes/
So, you have a vacant parcel and you want to build a house..In 1987 and 1988, vacant residential parcels in the Tahoe Basin were evaluated for land capability and scored based on the following eight elements:
• Relative erosion hazard • Runoff potential • Access • Stream environment zones • Condition of local watershed • Ability to revegetate
• Need for water quality improvements in the vicinity of the parcel • Distance from Lake Tahoe
Each parcel was given an Individual Parcel Evaluation System (IPES) score ranging from 0 to 1017, based on the above eight elements. At the same time, a minimum score was established in each jurisdiction that determined if a lot was considered “buildable” or not. Originally, only parcels with an IPES score of 726 (the IPES line) or higher were considered “buildable.” The IPES Line was designed to lower over time as more environmental restoration projects were completed in each jurisdiction. In most counties, the IPES Line has dropped to a score at which every vacant parcel that is not located in a Stream Environment Zone can now apply for a building allocation or permit. In Placer County, the IPES line is 726 and some parcels may not have a buildable IPES score at this time.
Douglas County El Dorado County Placer County Washoe County
1 or above 1 or above 726 or above 1 or above
For vacant parcels in Placer County, TRPA has developed a Limited IPES Incentive Program that may allow you to improve your IPES score by contributing to water quality improvement projects in your area. The IPES Limited Incentive Program Application is a good source of information and is available at our offices or on our website, www.trpa.org.
Your IPES score will also indicate the percentage of allowable coverage for your site. It’s important to remember that in areas where the IPES Line is now 1, a vacant lot may not have enough allowable coverage to make building feasible. In some cases you may be able to purchase additional coverage. Review TRPA Code of Ordinances Subsection 20.3.B (PDF download) for additional information about transferring coverage from one parcel to another.
TRPA-Vacant Lot Info 1 of 3 10/06
How much of the parcel can be developed?
The base allowable coverage (coverage assigned to the property) or the maximum allowable coverage (maximum coverage a property may have pursuant to land coverage transfers), whichever is greater, will tell you the percentage of coverage (development area) that may occupy the parcel. However, coverage may NOT be located within stream environment zones or stream environment zone setbacks. Additionally, if the parcel is greater than one third of an acre (14,520 square feet), you will want to have TRPA conduct a Determination of Allowable Coverage to determine the maximum allowable coverage possible for the parcel.
Can I transfer in more coverage?
TRPA has assigned parcels with IPES scores a set amount of base allowable coverage. On some parcels, the maximum amount of coverage equals the base allowable coverage. In this case, you may not transfer in more coverage. On other parcels, subtract the base allowable coverage from the maximum allowable coverage to determine how much coverage may be transferred to the parcel. The maximum allowable coverage is shown on the following table. Transferred coverage must come from a parcel within the same Hydrologic Transfer Area and from an equal or more sensitive parcel. Coverage may not be transferred until a project which needs coverage has been approved.
