1. I want to build a deck on my property. What do I need to do?
Since the deck that is proposed may create land coverage, the activity may be a project that requires a TRPA permit before it can be constructed. Before a project application is submitted, the land capability of the property must be determined and the amount of existing land coverage known. This information can be obtained from two sources:

• Existing records available from the TRPA
• By submitting a site assessment application to TRPA

A site assessment will verify your land capability, which determines the amount of allowable land coverage on the parcel, and your existing land coverage on the parcel. These amounts may then be compared to determine if coverage is available to build a deck. If the existing coverage exceeds the allowable amount, the TRPA cannot approve the deck since it increases land coverage on the parcel. If the existing coverage is less than that allowable then the remaining potential land coverage may be allocated to the deck and a TRPA permit may be issued. A permit may also be issued if it is possible to relocate existing coverage on the parcel to be used for the deck.

Prior to submittal of a site assessment application, a records search should be requested to determine if land capability and existing coverage information is currently documented. A previous authorization or permit, if approved after July, 1987 may be used to document the above, obviating the need for a site assessment. In El Dorado and Placer counties, site assessment applications can and should be submitted to the counties, who will then process the application pursuant to an agreement with TRPA.

Once your coverage is known, and if appropriate, an application for a permit to authorize construction of the deck should be submitted to the TRPA although in some cases the local jurisdiction may review your application. Check with a TRPA planner for additional information.

In a few cases, the proposed deck may not create land coverage. It may be that the proposed deck is to be built over existing land coverage or due to the height of the deck it does not create land coverage. In either of these cases, the activity may not require a permit and the deck may be constructed as either an Exempt or Qualified Exempt activity. Contact a TRPA planner for more details.

2. What is my IPES Score, and what does it mean?
If your parcel was developed prior to 1987, you do not need an Individual Parcel Evaluation System (IPES) score. IPES scores were originally furnished to the property owner at the time of the evaluation. If you do not know your score, you may contact TRPA staff and request it. Note: If your parcel is developed, it will not have received an IPES score.

Scoring

In 1987 and 1988, vacant residential parcels in the Tahoe Basin were evaluated 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 IPES score ranging from 0 to 1017. Parcels with an IPES score of 726 (the "cutoff" line) or higher were deemed to be equivalent to the Bailey system capabilities of 4–7 and considered "buildable." Annually, TRPA evaluates how each jurisdiction in the basin has worked towards protecting environmental quality; based on these studies, staff may lower the IPES "cutoff" line, thus increasing the number of parcels that are "buildable."

Currently, if a parcel has an IPES score of 726 or greater in Placer county, or 1 or greater in any other jurisdiction, it is above the "cutoff" line. For residential parcels in El Dorado, Washoe and Douglas counties, or in the City of South Lake Tahoe, all parcels with a score greater than 0 are eligible to apply for an allocation. TRPA has been able to adjust the eligibility line in those jurisdictions because the total inventory of non-sensitive vacant parcels has surpassed the inventory of sensitive parcels. Circumstances in Placer County have kept that tally from reaching a similar ratio, so TRPA has prioritized resolving this issue in Placer County following the Regional Plan Update in 2013.

Land Coverage allowed pursuant to IPES
Base allowable coverage on IPES parcels is determined by the first two of the above mentioned elements: Relative erosion hazard and runoff potential.

Because only two of the eight elements determine coverage, two parcels may have identical IPES scores, but different percentages of allowable coverage. When a parcel is scored, only 1/3 of an acre (14,520 sq. feet) is evaluated. For parcels larger than 1/3 acre, a Determination of Allowable Coverage application is needed for TRPA to determine if the whole parcel is "similar and contiguous" to the original 1/3 acre evaluated. If a parcel is at least 25,410 sq. feet an owner may apply for an alternative building site evaluation for the parcel. The alternative building site may not overlap the original building site by more than 25%.

3. What permits have been issued on my property?
TRPA staff can complete a records search for past or current approvals or other files related to a specific property. The process is more efficient if the Assessor's Parcel Number (APN) is known and will be most thorough if previous APNs are known as well (parcel numbers may have changed for various reasons).

TRPA strives to obtain records within five working days, however, some TRPA records reside offsite, therefore, in some cases, the retrieval of records may exceed the five–day target. Once records are obtained, they may be made available for public viewing in the Reception area at TRPA. Files are a matter of public record, however, research of file information is not always the responsibility of TRPA staff. It is almost always more efficient for the public to view file information themselves, rather than for TRPA to attempt to interpret information over the phone. File contents can be reproduced for a nominal cost. Blueprint reproductions are done out of the office at a reasonable cost as well.

4. When will my permit be issued?
The review time required of a project application is largely dependant upon two factors:

• The complexity of the project
• The current workload of the project review staff

You can reduce the review time required by submitting a complete application which includes original signatures, legible documents, and accurate information. Your patience is greatly appreciated. The project review staff receives an abundant number of calls, which may alleviate the concern of a permittee with respect to their project's review progress, but actually slows review time. Thank you for your help and understanding.
To view applications you may need for your project, click here to go to the applications page.

5. How can I get a permit for my existing, unauthorized buoy?
Submit an application available on the () page. TRPA's goal is to have all existing buoys in Lake Tahoe under a current valid permit before any additional buoys can be permitted. Only owners of shoreline property can apply for a buoy permit and there are limits on the number of moorings that a property can apply for. For applications for four or more buoys, a Baseline Shoreland Scenic Assessment may be required to be completed. This process requires submittal of a separate application. To view the buoy application, click here.

6. If applicable, what are the detailed steps the public must go through for a particular process (i.e. applying for a permit)?
Please review all the FAQs for more information. In general, a property owner or their agent must submit a project application with a filing fee and the associated application materials. This usually includes project plans and possibly building elevations.

The application is initially checked for completeness relative to intake, and then assessed again for completeness relative to review of the project. If the project is determined to be incomplete, a letter is sent to the applicant requesting the additional information needed. Once deemed complete, the project may require a site visit, and then is subsequently assigned to a project review planner.

Once reviewed and if appropriate, a staff level conditional permit may be issued. The applicant is required to sign the permit and fulfill any special conditions the permit may require, including but not limited to the payment of mitigation fees and the posting of a security deposit. Once all special conditions required to "acknowledge" (or final) a permit have been fulfilled, the permit can be signed by TRPA and any associated plans stamped "approved". In most cases, the permittee then must proceed with their TRPA approval to the local jurisdiction for final approval, usually to meet required local planning, building, and safety ordinances.

Once local approval has been obtained, the permittee may be required to make arrangements to complete a TRPA pregrade inspection. This inspection may be necessary to insure that required project conditions of approval are adhered to, and to make sure that the owner and/or contractor understands all permit requirements. Once a project is completed, a security return inspection may be required. This final inspection determines if the project substantially conforms to the project conditions. If determined to be in conformance, any posted security would be released back to the person who posted the security deposit.

In some cases, projects must be approved by the TRPA Hearings Officer which meets bi–monthly as needed, or the TRPA Governing Board, which meets monthly. In these cases, the project is heard at the appropriate hearing which is open to public discussion. Ultimately, the Hearings Officer or the Governing Board will approve, deny, or continue a project.

Some small activities may not require TRPA review. To find out if your activity is considered exempt, click here.

7. How much are mitigation fees and how are they used?
There are several types of mitigation fees that are collected by TRPA from project applicants that receive permits for development at Lake Tahoe. These mitigation fees are not used to pay staff salaries or overhead administration, but go directly to projects and programs designed to mitigate the effects of development in the Lake Tahoe Basin. A brief summary of each mitigation fee is described below. Not every project requires that mitigation fees be submitted. Some projects may require that only one type of mitigation fee be paid while others may require several different types of mitigation fees.

Mitigation Fees

Water Quality Mitigation

Air Quality Mitigation
An air quality mitigation fee is required for any new residential units (e.g., a new guest house) and for increases in vehicle trips generated by changes in a business operation. These fees are also put into accounts for each local jurisdiction in which the project is located. These fees are set aside for Environmental Improvement Projects that help reduce traffic and improve air quality. Examples include the construction of new bike trails and improvements to public transportation systems.

Offsite Coverage Fees
Offsite coverage fees are collected when new land coverage is being created in the public right–of–way. Typically, offsite coverage is created when a new driveway apron extends between the property boundary and the paved roadway. The mitigation fees for new offsite land coverage are calculated by the cost–per–square–foot of land coverage in your hydrologic area. The current land appraisal values are listed in the Excess Coverage Worksheet below. These fees are forwarded to public agencies in each state where an equivalent amount of land coverage is purchased with the mitigation fees and permanently removed.

Excess Coverage Mitigation
Excess coverage mitigation fees are collected when a project is approved on a property that has "excess" land coverage. All properties within the Lake Tahoe Basin are allowed a certain amount of land coverage. Many properties were developed before the land coverage limitations were established (February 10, 1972) and therefore some of these properties have legally existing excess land coverage if the land coverage created on the property exceeds what would currently be allowed.

Property owners that are proposing projects where excess land coverage exists have an option of submitting an excess land coverage mitigation fee or removing a certain amount of coverage on–site in lieu of paying the mitigation fee. Payment of an excess coverage mitigation fee eliminates the need to remove land coverage and brings the property into conformance with the current land coverage limitations. These fees are forwarded to public agencies in each state where an equivalent amount of land coverage is purchased with the mitigation fees and permanently removed. Therefore, the reduction of coverage goals are attained but in different locations than on the actual property where the project is proposed.

Excess coverage mitigation fees are calculated using a formula based on the amount excess coverage that exists and the estimated project construction cost. Small projects with lower construction costs pay a smaller excess coverage mitigation fee than do larger projects. Go to the Excess Coverage Mitigation Fee Worksheet for more information.

In many cases no mitigation fees are required at all. Please contact TRPA front counter staff to discuss what types of fees may be required as a part of your project approval.

8. What does it cost to submit a project application to TRPA?
The TRPA has established an application fee schedule for each project application type. ()

To enhance customer service, an information technologies surcharge fee is added to all application submittals. The current surcharge varies with the type of project application and is listed in the Fee Schedule. The fees are used to support the following project–related activities or IT systems:

• Maintenance of automated Geographic Information System (GIS) permit system
• File scanning (data archives)
• Assessor’s Parcel data maintenance
• Geographic Information Systems
• Information Technology (IT) hardware maintenance and upgrades
• Records Management software upgrades
• File and document production and replication

Please be sure to include the surcharge when calculating your application fees.

10. How can I contact a TRPA Planner for more information?
The TRPA operates two offices where planners can answer questions and get you to the information you need.

1. Do I need a Pre–Grade meeting prior to commencement of construction?

Yes, if it is not an Exempt or Qualified Exempt Permit. It may also be referred to as a pre–construction meeting. This is not a meeting where everyone gathers to discuss the project. This is a meeting where the inspector goes over the permit and the temporary BMP’s. If you do not pass this inspection, you may not begin construction.

2. Who do I call to perform the inspection?

You need to know at what physical location (street address) the TRPA permit was picked up. If you physically came to the TRPA office then inspections will be performed by TRPA. If you did not come to the TRPA office, your permit likely came from your local jurisdiction. They perform all inspections within their jurisdictions.

• If at the TRPA office on Lower Kingsbury, call Louise at (775) 588–4547 x 267
• If at 1900 Lake Tahoe Blvd (corner of 50 and Tata, just past the Y), call the CSLT Bldg. Dept., 530–542–6017
• If at 3368 Lake Tahoe Blvd, Ste 302, call the El Dorado Co. Bldg. Dept., 530–573–3330
• If at 865 Tahoe Blvd, call the Washoe Co. Bldg. Dept. 775–832–4140
• If at 565 West Lake, call the Placer Co. Bldg. Dept. 530–581–6205
• All Douglas County permits are done by TRPA

3. How do I prepare for the inspection?

The only things you are allowed to do prior to a Pre–grade inspection are:

• Demolitions – if approved for prior to Pre–grade.
• Have the address posted.
• Install all temporary erosion control (BMP) measures and vegetation protection fencing per approved plans.
• Have all acknowledged permits and all approved plans on site.
• If you are removing trees that would interfere with the BMP’s or vegetation protection fencing, call to see if it is ok to put those items up AFTER the tree has been removed.

4. When do I call for a final security return inspection?

When the vegetation has grown in and all standard and special conditions of the permit have been met.

5. What are the vegetation requirements for the return of the security?

These requirements may differ from project to project. Your project permit should describe the details for your particular requirement.

6. What is the grading season and what are the exceptions?

May 1 – Oct 15. This never changes. However, you cannot grade, at any time, when the soil is wet. (Wet soil is saturated soil or soil in a muddy condition, soil that can be tracked offsite.) The only exceptions are granted for water quality and public health and safety reasons.

To request an exception:

1. Request it as soon as possible
2. It must be in writing
3. The letter must state:

1. why the exception is needed
2. detailed description of the work to be done
3. location of the grading
4. amount of material to be excavated
5. where the excavated material will go
6. number of days needed for the exception
7. Assessor’s Parcel Number
8. physical address
9. TRPA file number (if applicable)

7. If I see an activity that concerns me, who do I contact?

• If the complaint relates to construction noise, construction hours are NOT limited to 8 am – 6:30 pm. These are the hours they are EXEMPT (if applicable) from the noise ordinance. It is very difficult for construction noise to fail the noise test as it is taken over a 24–hour period with noise during exempt hours (if applicable) taken out. It is best to ask them if they will limit things like hammering, jackhammers, etc. to after 8 a.m.
• If the complaint is in TRPA area (if can be seen from lake or SR28, SR89, SR207, US HWY50, SR 267, Pioneer Trail or mapped scenic recreation areas [ex. Sand Harbor] or is in Douglas Co.), call TRPA at (775) 588–4547 and ask for the inspector in the area of the complaint.
• If the complaint is in another area of CSLT not covered by the above, the CSLT Bldg. Dept. at (530) 542–6017
• If the complaint is in another area of El Dorado Co. not covered by the above, call the El Dorado Co. Bldg. Dept. at (530) 573–3330
• If the complaint in other area of Washoe Co. not covered by the above, call the Washoe Co. Bldg. Dept. at (775) 832–4140
• If in other area of Placer Co. not covered by the above, call the Placer Co. Bldg. Dept. at ((530) 581–6205

(click here) to go to the complaint forms.

For the following activities: trash, abandoned vehicles, and nuisance issues, contact your local enforcement office. For neighborhood animal problems (bears, coyotes, dogs, etc.) contact animal control. Complaints can be made anonymously.

8. What is the penalty for violations of the Regional Plan/Code of Ordinances?

Any person who violates any ordinance or regulation of the Agency is subject to a civil penalty not to exceed $5,000 and an additional civil penalty not to exceed $5,000 per day, for each day on which a violation persists. In imposing the penalties authorized by this subdivision, the court shall consider the nature of the violation and shall impose a greater penalty if it was willful or resulted from gross negligence than if it resulted from inadvertence or simple negligence. The TRPA Governing Board has taken a very serious stance at violations. Penalties can be high and restoration is required.

9. How do I know if I should call TRPA or an MOU Partner (local jurisdictions)?

• TRPA area – if it can be seen from lake or SR28, SR89, SR207, US HWY50, SR 267, Pioneer Trail or mapped scenic recreation areas (ex. sand harbor) or is in Douglas Co
• If in other area of CSLT not covered by above – CSLT
• If in other area of El Dorado Co not covered by above – El Dorado Co
• If in other area of Washoe Co not covered by above – Washoe Co
• If in other area of Placer Co not covered by above – Placer Co

10. Can I request inspections over the Internet?

• Inspections by local jurisdictions – depends on local jurisdiction
• Security Return Inspections – yes, via e–mail
• Security Return Re–Inspections – no
• Tree Removal – no
• Pre–grade – no
• Other visit by compliance inspector – yes, via e–mail
• Winterization – yes, via email

11. How do I get a permit to remove trees?

If you need a tree removal permit, follow the procedure below:

In Douglas, Washoe and El Dorado counties, a tree removal permit for the purpose of creating defensible space can be obtained by arranging for a defensible space inspection by the local fire protection districts.

In Washoe County, call the North Lake Tahoe Fire Protection District (NLTFPD) at (775) 831–0351.

In Douglas County, call the Tahoe-Douglas FPD at (775)588–3591 x 227.

In El Dorado County, except for areas within the City of South Lake Tahoe and north of Emerald Bay, call the Lake Valley FPD at (530) 577–2447.

Tree removal permits elsewhere in the basin, or for a reason other than defensible space in Washoe County, can be obtained through TRPA.

Download the application from this website (116K) Call 775–589–5266 and leave name and either mailing address or fax number

Complete application and submit (mail or in person, no faxes) with application fee. If the application is incomplete, you will receive a letter stating what information is required along with the application and application fee. Make the corrections and resubmite the application and application fee. Applications are not processed until the application is complete. Once the application is processed, site visits to inspect the trees are usually performed within 3 weeks. You will receive a permit, denial or request for more information after this site visite occurs. Staff flexilibty to meet with homeowners is limited due to high demand, especially between May 1 and Oct 15. Trees are marked all year. However, snow does delay inspections. Sign permit at bottom and post in a highly visible location when the work is being performed. There is no need to return a signed copy to TRPA.

12. Do I need a permit to remove, trim or damage a live or dead tree?

(click here) to go to the tree removal guidelines.

13. Do I have to pay the security return inspection fee prior to being put on the list for an inspection?

Yes.

14. What happens if I don’t pass my final inspection?

• A letter will be sent to you stating what needs to be fixed.
• Comply with the instructions of the letter.
• Submit request for re–inspection with fee.
• Property will be re–inspected.
• If passes, security released.
• If fails, you will receive a letter outlining the steps you need to take, then re–apply and pay fee.

15. Winterization Questions.

Site must be winterized by Oct 15.

(click here) for the Winterization Form.

1. Which boat engines are still allowed on Tahoe Region Lakes?

Direct Fuel Injected (DFI) two–stroke engines, diesel engines, any two ­ stroke engine that meets or exceeds the 2006 EPA emissions standard, and four −stroke engines.

2. Why were these restrictions put into effect?

Studies have shown that carbureted two −stroke engines may discharge up to 20 − 30% of their fuel, unburned, into the air and water. In order to reduce the impact of motorized vessels on water quality, the Tahoe Regional Planning Agency has adopted new regulations, effective June 1, 1999, restricting the use of certain marine engines on lakes in the Tahoe region.

3. Are small (ten horsepower or less) two − stroke engines allowable on sailboats or small vessels?

No. These types of engines were given an exemption that expired on October 1, 2001. All two–stroke engines must be direct fuel injected in order to comply with the regulations.

4. Are there other lakes in the Tahoe Basin that have boat engine regulations?

Yes − the same regulations pertain to Cascade Lake, Echo Lake, and Fallen Leaf Lake.

5. How can I determine if my two stroke outboard engine is compliant?

At this time, all Direct Fuel Injected two stroke outboard engines are labeled with a FichtTM (Evinrude), OptimaxTM (Mercury), or HPDITM (Yamaha) logo. Only these engines are compliant.

6. How can I determine if my personal watercraft (PWC) is Tahoe legal?

Any PWC is Tahoe legal if it is Direct Fuel Injected (DFI) or four stroke. You can access a complete list of Tahoe approved PWCs on the Watercraft Page (click here)

7. Does the TRPA enforce any other regulations pertaining to boating on Lake Tahoe?

Yes. The TRPA has established a 600 foot no wake zone around the entire Lake Tahoe shoreline.

8. Why was a no wake zone regulation established?

The purpose of this is to minimize the noise impacts of motorized watercraft on residents, visitors, and wildlife. Additionally, wakes created within this no wake zone can cause shoreline erosion and can seriously impair gamefish spawning areas and reduce light essential to submerged vegetation. By simply slowing down to less than 5 mph within 600 feet of the shoreline you can help the Lake Tahoe environment.

9. What else can I do to limit the environmental impacts of boating?

• Never attempt to alter or adjust new technology outboard or PWC engines
• Check, clean, and flush your engine well away from the water
• Refuel away from the water and use fuel spill prevention devices
• Have gas and oil leaks repaired immediately
• Use bilge pillows and engine pads to absorb oil and fuel
• Keep your engine professionally tuned to ensure clean performance

10. Can I drain my gray or black water holding tanks into Lake Tahoe?

NO, Lake Tahoe is an "Outstanding Natural Resource Water" as designated by the Environmental Protection Agency. Federal, State, and TRPA have laws prohibiting the discharge of any material, liquid or solid. Please utilize the pumpouts available at marinas located around the lake and dispose of trash in the appropriate receptacle.