“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 officials) Federal Government
Bi-State Compact • 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
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? Coverage % Coverage Capability Exemption Bailey / IPES Low No Class 1 / < 726 1% 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? Placer Building Project Type 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…… • TRPA Site Assessment and/or TRPA Permit Research • No TRPA records submit Site Assessment to Placer County • Ask CDRA! Design • Contact Outside Agencies (Water, Sewer, Fire) • Placer Building – Checklist • TRPA – checklist and Findings Application • Possible grading and/or encroachment
• Concurrent Placer/TRPA review • Placer & TRPA permits issued together Permit Review • Simultaneous TRPA and Placer inspections 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: May1 st – 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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