South Lake Tahoe

Allocation FAQs

1. What is an allocation and why are they needed?
   • Overview: An allocation is one half of what is required to construct a residential unit. When paired with a development right, it allows the property owner to submit plans for building a new residential unit. Both an allocation and a development right are essential for this process. Typically, each undeveloped residential lot has one development right associated with it. If you plan to build more than one housing unit on a site, you will need to purchase and transfer additional development rights to match the number of allocations received.
   • For more information: Learn more about Development Rights.

2. How do I obtain an allocation for Residential Construction?

   • Updated Allocation Reservation Process- Effective June 5, 2025
   • Allocations will be distributed on a first-come, first-serve basis. An allocation will be reserved only upon submittal of a complete application for new Residential Development, including all required plans and documents, and payment of all applicable application fees.

3. What if I change my mind after submitting a complete application and receiving an allocation reservation?

   • If you decide to withdraw your application, you may do so; however, please note that both the application fee and the allocation reservation fee are non-refundable. Should you choose to reapply in the future, you will be required to pay those fees again.  

4. Who can I contact for more information about the allocation process?

   • For any additional questions or clarifications, please reach out to the Building Department at (530) 573-3330 or visit our website for further resources. 

Allocation Application(PDF, 100KB)

Site Assessment FAQs

1. What is a site assessment?

   • A site assessment is an evaluation that determines whether you have land coverage available before applying for a permit to modify or expand your residence or other structures. Land coverage refers to man-made structures, improvements, or coverings that prevent normal precipitation from directly reaching the ground. This includes roofs, decks, paved surfaces, walkways, driveways, parking lots, tennis courts, and patios. It also encompasses compacted soil used for walking or driving. The Tahoe Regional Planning Agency (TRPA) limits land coverage to protect lake clarity by ensuring sufficient land remains available to infiltrate water and filter nutrients.

2. Do I need a site assessment?

   • Most vacant single-family residential parcels have been evaluated under the Individual Parcel Evaluation System (IPES) since 1987, receiving a score and a percentage of base allowable coverage. If your property has an IPES score, a site assessment is not needed. For vacant residential parcels without an IPES score, you can apply for an IPES evaluation using the TRPA IPES Application.
   • If your land capability or land coverage has already been verified (or was approved as part of a past permit), another evaluation is unnecessary. Note that only stamped plans approved after July 1, 1987, can be used to verify land capability and coverage instead of a site assessment. You can visit the Lake Tahoe Parcel Tracker to view TRPA records regarding land coverage, land capability, and IPES. Additionally, the El Dorado County Building Department may have this information. Parcel research requests can be made here.

3. When is a site assessment not required?
   A site assessment is not required if:

   • A TRPA permit has been issued for the property since July 1987, and the existing and allowable land coverage has been verified by TRPA or El Dorado County.
   • The property has a valid IPES score. You can find your IPES score on the Lake Tahoe Parcel Tracker.
   • The project must be reviewed by TRPA, which eliminates the need for a site assessment. Projects requiring TRPA review include:
     • Non-residential properties
     • Lakefront properties
     • Multi-family dwellings with more than 4 units
     • Parcels within a Planned Development (PD) not approved under current TRPA rules and ordinances

4. How long does a site assessment take?

   • The duration of a site assessment can vary depending on factors such as the complexity of the property and the availability of TRPA or County staff. Generally, it can take a few weeks to a couple of months.

5. What should I prepare for a site assessment?

   • Before a site assessment, ensure you have all relevant documents related to your property, such as previous permits, plans, and any existing evaluations. Being organized can help streamline the process.

6. Can I appeal the results of a site assessment?

   • Yes, if you disagree with the findings of your site assessment, you have the right to appeal the decision. Details on the appeal process can typically be found on the TRPA website or by contacting the Building Department.
7. How do I request a site assessment?
   Step 1: Identify the Type of Evaluation Needed
   If your property lacks coverage or land capability information, you will need one of the following evaluations:

• Full Site Assessment: This assesses both land capability and existing coverage for single-family residential properties built before 1987.
  • Land Capability Verification: You'll receive a score from 1 to 7 based on soil type and slope. This score indicates the percentage of base allowable coverage (between 1% and 30%).
  • Land Coverage Verification: This checks if the existing coverage is legally established, either created before February 10, 1972, or permitted and present on-site by October 15, 1986. Properties may have grandfathered coverage beyond the base allowable.

  Step 2: Create a Site Plan
  Prepare a site plan that includes all necessary elements outlined in the application checklist. While a professional survey isn't mandatory, the plan must be accurate and to scale. For reference, you can view a sample site plan here.

  Step 3: Collect Evidence of Legal Land Coverage
  Gather all documents that prove the land coverage is legally existing. This may include:

  • Original appraisal or assessor records from the County Assessor’s Office
  • County or city permit records
  • Utility records
  • Tax records
  • Dated photos or aerial images

  Make sure to provide all available evidence.

  Step 4: Submit Your Site Assessment Application
  Complete the Site Assessment Application form. Calculate your application fees, collect all required items from the checklist, and submit your application to the El Dorado County Building Department.

  Step 5: Await Site Visit
  After your application is received, it will be assigned to a building inspector for verification. Please note that site visits cannot be conducted when there is snow on the ground.

  Step 6: Receive Your Results
  Once the site visit and coverage review are complete, you will receive your assessment results by mail.

  Step 7: Appeal Procedures
  You can request a re-evaluation of land capability at any time through the Land Capability Challenge Process. To challenge your land capability, submit an application here.

  • For land coverage, you can request a partial site assessment for additional evidence review. If you disagree with the final determination, you may appeal within 21 days of receiving the results. Appeal applications can be found here.

TRPA Submittal Requirements

Items that need to be included in your plans for TRPA projects:

1. Land Coverage Calculations

   • Provide proposed and existing land coverage calculations categorized by Land Capability District. Include a breakdown of the types of coverage (e.g., buildings, paving, decks, walkways, sheds).
   • If applicable, specify the amount of coverage for each land capability zone.

2. Best Management Practices (BMPs)

   • Detail both temporary and permanent BMPs, including calculations for sizing. Label and locate each BMP on your plans, and provide details for each type. For more information, refer to the BMP Handbook.

3. Elevation Measurements

   • Indicate the elevation of the highest roof ridge and the lowest elevation of the foundation wall/pier at natural grade. Include the allowable height based on TRPA’s Table 37.3.1-1. Show the roof pitch and the slope of the building site.

4. Baily’s or IPES Score

   • Include the Baily’s or IPES score and allowable coverage. Attach the Site Assessment letter and site plan if applicable.

5. Proposed Structure Details

   • Provide the location and dimensions of proposed structures, including overhang coverage reductions at a 3:1 ratio.

6. Driveway Drainage

   • Detail the depth of drywells and the dimensions and location of sediment traps relative to the edge of the driveway. Note that driveways with a slope of 5% or greater require a slotted drain. Identify the driveway slope as a percentage.
   • Include a driveway profile showing the connection of pavement at the street and the flowline at the County Right of Way, swale, or slotted drain for BMPs.

7. Trees and Natural Features

   • Indicate the locations, species, and sizes of all trees 6 inches or greater. Mark those designated for removal or trimming. Additionally, show all rock outcroppings and indicate on the plans all trees and natural features proposed for removal.
   • Identify the location of stream environment zones (SEZs) and required setbacks.
   • Include verified backshore boundaries and high-water lines for Tahoe Keys and lakefront parcels.

8. Off-Site Coverage Calculations

   • Note any off-site coverage and indicate how it will be mitigated by allowable coverage.

9. Allowable Land Coverage Calculations

   • Provide allowable land coverage calculations by Land Capability District (or IPES information), including any transferred coverage, if applicable. Indicate the total lot size in square feet.

Findings: This document lists all required findings for Single-family residential projects, organized by Code chapter and subsection. The applicant must read through the findings (Section IV in this document) to determine which pertain to their specific project.

Scenic Impact Assessment(PDF, 66KB) (If Applicable)

Coverage exemption form(PDF, 1MB) (if applicable)

TRPA qualified exempt Activities

Qualified Exempt, QE, activities are exempt from TRPA review.

• QE activities are generally minor improvements such as structural modifications, remodels, additions of non-permanent structures, or projects that do not create or relocate coverage as a part of the activity. All QE projects require a completed and signed Qualified Exempt Activities Declaration Form.

Qualified_Exempt_Activity_Application.pdf (trpa.gov)

Lake Tahoe Region Winterization Requirement

El Dorado County Building Department and Tahoe Regional Planning Agency (TRPA) inspects all construction sites to determine compliance with these winterization requirements. This is a courtesy notice provided to you so you have time to prepare for this inspection. Please be advised that the following conditions apply to all projects under construction, as stated in the Standard Conditions of Approval and the TRPA Code of Ordinances.

All construction sites must be winterized between October 15 and May 1*. We will be conducting on-site winterization inspections the first two weeks in October. Corrections will require a follow-up site inspection, conducted after 48 hours to verify completion. A failed winterization inspection after October 15th will result in a $144.00 re-inspection fee.

All construction sites must meet the following winterization requirements:

1. No Grading: Grading is not allowed from October 15 to May 1.

2. Sediment Control: Install and maintain temporary sediment control devices, such as fiber rolls and silt fences. Pay special attention to areas where water may collect. Ensure these devices do not interfere with snow removal operations.

3. Vegetation Protection: Set up and maintain temporary fencing to protect any vegetation on the site.

4. Soil Stabilization: Stabilize disturbed and bare soil areas using erosion control blankets or a thin layer (no more than 1 inch) of organic mulch (like wood chips or pine needles). Follow these guidelines:

   • No organic mulch within 5 feet of any structure. You can use gravel in this area instead.
   • Use organic mulch sparingly, covering no more than 50% of bare soil. Focus on applying it in areas at higher risk of erosion.
   • Before grading season begins on May 1, remove all organic mulch from within 30 feet of any structures. Leaves and needles that fall after this date can remain on the ground, as long as they are not within 5 feet of buildings and do not create a fire hazard.

5. Slope Stabilization: For all cut and fill slopes, install either permanent measures (like rock riprap, retaining walls, or vegetation) or temporary measures (like erosion control blankets or hydro mulch with tackifier).

6. Cleanup: Remove all construction debris and spoil piles from the site.

7. Stockpiles: With approval, stockpiles may stay on-site during winter. However, they must be covered with durable material or plastic sheeting and fully contained with either a filter fabric fence or staked/weighted fiber rolls. Keep stockpiles away from sensitive or erosion-prone areas.

Following these requirements will help protect your construction site during the winter months.

For active construction sites where work will continue between October 15 and May 1, the following requirements are also mandatory:

• Driveways, parking areas and material storage areas shall be hard plowable surfaces.
• Parking of vehicles and storage of building materials shall be restricted to paved areas.
• Sweep daily to recover sediment that has been tracked off the construction site.

Thank you for your cooperation.

If you have any questions, please contact El Dorado County Building at (530) 573-3330

Sample Site Plan(PDF, 708KB)

October 15 Winterization Requirement!

Onsite Pre-Grade Inspections Form(PDF, 441KB)