Tahoe Talk Residential Permitting in the Tahoe Basin December 13, - - PowerPoint PPT Presentation

“Tahoe Talk”

Residential Permitting in the Tahoe Basin December 13, 2016

Introduction

Placer County Staff Heather Beckman – Planning Braden Johnston – Front Counter Kirk Smith – Building Ed Staniforth – Engineering & Surveying TRPA Staff Tiffany Good – Current Planning Jennifer Self – Current Planning

Placer County & TRPA Permitting 101

 What Can I build?  Designing your Project  Submitting your Application  Getting your Permit  Inspections  Final Sign Off!!!

Meeting Format

• 1. TRPA Presentation – 10 mins
• 2. Placer County Presentation – 20 mins
• 3. Question and Answer – 1 hour

2 states: CA, NV (183 state legislators) 5 counties/ 1 city (30 locally elected

• fficials)

Federal Government

• Two states with approval of

Congress and the Pres., created TRPA in 1969

• Amended in 1980 requiring

environmental threshold standards and a regional plan

• 15-member board. (7 CA, 7 NV,

1 presidential)

• Code of Ordinances lays out

rules and laws to achieve Regional Plan goals

Bi-State Compact

Regional Plan/Area Plan

• Overarching regulatory framework
• Helps to establish balance between natural

and human-made environments

• Jurisdictional MOUs
• Updated on 12.12.12
• Emphasis:

– Relocating development – Creating town centers

Placer County - CDRA

Building Department

• Plan Check (structural,

plumbing, electrical)

• Building & TRPA

Inspections

Engineering & Surveying

• Grading permits
• Encroachment permits
• BMP review

Planning

• Zoning, setbacks,

coverage, height

• TRPA review

Working Together

Placer/TRPA MOU*

 Residential – Single

• new construction, addition

 Multi Family – up to 4 units

• new construction, addition

 Qualified Exempt (QE) Activities  Site Assessments

• Land Capability
• Coverage

* No Lake Front permitting * No Commercial permitting

What is Coverage?

And Why do I care?

Any Impervious Surface

• house
• deck
• driveway
• dirt parking

Legal/Verifiable Coverage

• Prior to 1972
• Permitted

Lake Clarity

• Infiltrate all runoff onsite
• Prevent sediment in runoff

What is Land Capability?

Bailey / IPES % Coverage Capability Coverage Exemption Class 1 / < 726 1% Low No Class 2 / < 726 1% Low No Class 3 / < 726 5% Low No

Class 4 / >726 20% High Yes Class 5 / >726 25% High Yes Class 6 / >726 30% High Yes Class 7 / >726 30% High Yes

How do I know what my coverage is?

• 1. Previous TRPA Permit?
• 1. Site Assessment – if no / old permit
• If no permit  Site Assessment
• Application/fee ($1102)
• Site plan required
• 2-2.5 months to process

(assumes no snow)

Can I get more coverage?

• 1. Grandfathered Coverage
• 2. Coverage Transfers
• 3. Coverage Exemptions – 10% extra

a. High Capability Land b. Install BMPs c. Excess Coverage Mitigation fee

Do I need a permit?

Project Type Placer Building Permit OTC Eligible No Coverage Change – TRPA Exempt

Reroof, siding, windows Yes Yes Landscaping/grading <3cy No Yes/NA Interior remodel Yes Yes Fence Yes/No Yes

No Coverage Change – TRPA QE

Replace deck, stairs, entry Yes Yes Garage over driveway Yes Yes Landscaping/grading 3-7 cy No Yes/NA

Coverage Change – TRPA Project “Full Permit”

Deck expansion/reconfigure Yes No Living space addition Yes No Driveway expansion No/Yes NO

• No Lake Front/Shorezone
• No Commercial

I want to build a……

Research

• TRPA Site Assessment and/or TRPA

Permit

• No TRPA records  submit Site

Assessment to Placer County Design

• Ask CDRA!
• Contact Outside Agencies

(Water, Sewer, Fire)

Application

• Placer Building – Checklist
• TRPA – checklist and Findings
• Possible grading and/or

encroachment

Permit Review

• Concurrent Placer/TRPA review
• Placer & TRPA permits issued together

Inspections

• Simultaneous TRPA and Placer

inspections

Enjoy!

When do I start planning?

Site Assessment needed?

• Site plan : 1-2 months (surveyor, designer)
• SA processed: 2 to 2.5 months (no snow)

Design your project: 2 to 6 months???? Building/TRPA permit review: 2 months Timeline:

• 7 months to 1 year (SA needed)
• 4 to 8 months (no SA needed)
• Design and permit over winter!

Grading Season: May1st – October15th No Soil Disturbance / Yes Construction

Bonus Features

 Placer County / TRPA MOU  one stop shopping

• Site Assessments
• Concurrent TRPA & Placer Building Permit

Review

• Placer and TRPA Inspections

 Over-the-Counter Tuesdays (OTC)

• TRPA Exempt and some QE (e.g. deck

rebuild)

• Interior Remodel/Repair

 Tahoe Basin Area Plan

• Secondary residential units on parcels <1

acre

• deed restricted affordable housing
• no tourist or vacation rental
• Greater residential opportunities

commercial districts

Question & Answer

See Handouts! Websites – all your FAQs can be found here:

http://placer.ca.gov/departments/communitydevelopment www.trpa.org

Welcome Mat Initiative

Coordinated, predictable, and streamlined permitting for the Lake Tahoe Basin.

100+ Potential Projects Identified

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