If your project application addresses all items on the checklist, your application will be accepted by TRPA.
Request for Additional Information
Local Jurisdiction Review: If your permit is reviewed for TRPA standards by a local jurisdiction (e.g., the City of South Lake Tahoe, El Dorado County, Placer County, or Washoe County), please contact the appropriate building department for its permit process. Typically, local jurisdictions do not issue conditional permits. Instead, they issue a correction notice outlining the required changes to your plans, if any. A permit is issued once plans received by the local building department meet all applicable TRPA standards. In many cases, the local jurisdiction may be able to review your plans concurrently for local requirements.
TRPA Review: TRPA has three review levels for projects; staff level, Hearings Officer and Governing Board. The large majority of residential projects can be reviewed at staff level. The TRPA Hearings Officer or Governing Board typically only review residential projects identified as a “Special Use” in the applicable Plan Area Statement. The Governing Board meets monthly and projects are scheduled for the next available Governing Board hearing once the review of the project has been completed. The TRPA Hearings Officer meets twice per month as needed.
Conditional Permit Issued
Final Permit Acknowledgment
Water quality: Water quality mitigation fees are based on the amount of new land coverage being created by your project. These fees are non-refundable. Water quality mitigation fees are not used by TRPA. The funds are passed on to the local jurisdiction in which they were collected to be used for restoration projects that improve water quality improvement.
Air quality: An air quality mitigation fee is required for any new residential unit (e.g., a new home or guest house) and for increases in vehicle trips generated by changes in a business operation. This money is passed on the local jurisdiction in which they were collected to be used for transit and transportation projects that improve air quality.
Off-site land coverage: Off-site coverage mitigation fees are based on the amount of land coverage created in the public right-of-way as a result of your project. This fee is calculated by a formula that considers the cost per square foot of land coverage in your hydrologic area. As with the water quality fees, this money is passed on to the local jurisdiction in which it was collected for erosion control, stormwater infiltration and water quality improvement projects.
Excess land coverage: Excess land coverage is the amount of legally created land coverage existing within your project area that exceeds the base allowable land coverage. Not all parcels will have excess land coverage. Excess land coverage can be mitigated several ways: through a mitigation fee, by reducing land coverage on or off site, or by expanding the project area. The mitigation fee is based on the amount of excess land coverage on your parcel and the estimated construction cost of your project. The minimum excess land coverage mitigation fee is $200 per project. Got to the Excess Coverage Mitigation Fee Worksheet for more information.
Once you have received your acknowledged TRPA permit and stamped plans, review by your local jurisdiction will still be required for structural standards and other local requirements. Please check with your local building and planning departments for their processing requirements.
Pregrade or Pre-Construction Inspections
- Temporary BMPs and vegetation protection in place as listed on the plans
- Site address posted (the house number on the house is acceptable)
- The foundation footprint staked, if called for
- The original stamped plans and all permits onsite
- An appointment for the inspection scheduled at least 48 hours in advance–Contact Us
Intermediate inspections may be performed during the construction process as well. Intermediate inspections insure the permit conditions are being followed, temporary BMPs are still in place and functional, sites are properly winterized (between October 15 and May 1), and the project is progressing as approved. Also, if a complaint is made, a TRPA inspector will follow up on the complaint and verify whether or not any unauthorized activity is occurring.