Article 15.24 — TAHOE BASIN ALLOCATION OF DEVELOPMENT RIGHTS

The purpose of this article is to provide a means for implementation of a fair and equitable system of allocation of development rights within the Tahoe Basin area of Placer County pursuant to the limitations on development set out in the bistate compact for the Tahoe Regional Planning Agency. (Prior code § 4.1200)

This article shall have application only within the areas of the county of Placer identified as being located within the "Tahoe Basin" as defined and shown on the maps of the Tahoe Regional Planning Agency, and subject to the jurisdiction of that agency. (Prior code § 4.1202)

The following projects shall be required to have allocation approvals:

All new residential units, as referred to in Article VI of the TRPA compact. (Prior code § 4.1204)

Remodeling or reconstruction of buildings or structures not considered new residential units shall be exempt from the provisions of this article. (Prior code § 4.1206)

No person, unless otherwise exempted hereunder, shall be authorized to receive a building permit for a single-family residence from Placer County unless and until such person has obtained an allocation approval. It is unlawful for any person to construct, erect, or cause to be constructed or erected within the county, a single-family residence or any portion thereof requiring connection to the sewer system unless an allocation approval has been first obtained or the activity is exempt under the provisions of this article. Violation of this section shall constitute a public nuisance, the creation of maintenance of which may be enjoined by a court of competent jurisdiction. Violations of this section shall also constitute an infraction, punishable according to law.

(Prior code § 4.1208)

No person shall construct or erect, or cause to be constructed or erected, any building or structure without connection to the sewer system if such connection is normally required, unless exempted by Section 15.24.040.

(Prior code § 4.1210)

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Placer County, CA § 15.24.070

BUILDING AND DEVELOPMENT

§ 15.24.070

• A. The following rules shall govern the Tahoe building permit allocation program (the "allocation program").

  1. In order to defray the administrative costs for conducting the allocation program, a fee of $255 is required of each allocation applicant to the Placer County building department at the time of submittal. This fee may be submitted at the Tahoe city office, when submitting for the plan check. (TRPA mitigation fees charged for each allocation are also required.)

  2. a. Applications will be accepted at eight a.m. on the first Monday after January 1st of each year commencing at eight a.m. In the event the first Monday is a legal holiday, the applications will be accepted commencing at eight a.m. on the next county business day. Applications will be accepted for five business days. In order to qualify for an allocation, applicants shall be required to submit a plot plan showing coverage and topographical lines, elevation plans, floor plans, to the building department, Tahoe city office. The plans submitted should reflect a project that is seriously intended for construction.

     • b. In order to qualify for an allocation, the property for which an application is submitted must be one which meets all criteria of Placer County and the TRPA as a "buildable" site. Applications may not be filed on unbuildable sites and then transferred to another location under this program. Similarly, to be considered eligible the plans must be consistent with all applicable county requirements including height, setbacks, etc.

     • c. If plans are submitted that do not comply in any aspect with county planning requirements, such as height or setbacks, the applicant will be notified of the deficiencies. The applicant will still be eligible for the lottery. If the applicant is chosen for the lottery the applicant will need to comply with subsection (A)(3)(b) of this section.

  3. a. Should Placer County receive fewer applications than allocations for that year, applicants will be advised to submit a complete building permit application to the Tahoe city office within 150 days. Once the complete application is made the applicant will receive an allocation. If a complete application is not submitted within 150 days, the allocation will go to the next qualified person in the waiting line.

     • b. Should Placer County receive more applications than there are allocations for that year, a drawing will be held on the third Monday of January at ten a.m.. Those drawn for an allocation will have 150 days to submit a complete building permit application. If a complete application is not received within 150 days, the allocation will be awarded to the next qualified applicant in the waiting line.

     • c. All numbers drawn in excess of the county's assigned number of allocations from the drawing for that year will be put on an official waiting list. The waiting list shall be void after December 31st of that year.

     • d. After plan check application has been made, the plan check shall remain active for a period of six months, with one additional six-month extension, available

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Placer County, CA § 15.24.070

PLACER COUNTY CODE

§ 15.24.070

beyond that time. If the building permit has not been obtained after the conclusion of the full 12 month time period, the plan check and the allocation reservation shall expire and the allocation shall become available to the next fully qualified applicant, when permitted by TRPA.

  - e. This program shall remain in effect until five p.m., December 31st of each year, After that time, no new application submittal shall be accepted for that year's program. Any unused allocations shall be carried over into the following year's program, when authorized by TRPA. 

• B. The following administrative procedures shall apply to the allocation program.

  1. Public Notification.

     • a. Public notification for implementing the allocation program for each year will occur after TRPA indicates the number of allocations available for Placer County for that year.

     • b. Public notification will be by publishing notice in not less than one Bay Area newspaper, one Sacramento Area newspaper, and one Tahoe Area newspaper, at least 15 days prior to the date of acceptance of applications.

     • c. Should TRPA fail to designate allocations in time to meet the time frames of the present ordinance, staff will propose a revised time frame for the acceptance of applications and the subsequent drawing to the board of supervisors for approval.

• Drawing.

• a. The drawing will be held at the Tahoe City Community Center. Until the drawing, the Tahoe office supervising building inspector, or such employee as designated by the department head, will act as custodian for the applications.

• b. The presence of a Placer County sheriff's deputy will be requested for the drawing.

• c. The parcel number for each submittal will be placed in a drum that is able to turn in order to mix the numbers. The numbers will be selected by Placer County's District 5 field deputy, or as designated by the department head. Each number will be recorded on paper, under the supervision of the Tahoe office supervising building inspector or as designated by the department head. Once the number of cards has been pulled for the allocations that Placer County is to receive, a second list will be started to establish the waiting list. The Tahoe office supervising building inspector, or an employee as designated by the department head, will maintain custody of both lists. The lists are public information and will be posted in the building department office at Tahoe city.

• d. After the completion of the drawing, the owners selected will be notified by mail that they have 150 days to submit for a plan check with the Placer County building department. After it has been determined that the plan check is valid an allocation will be given to the applicant when the applicant pays the plan check fee and the allocation fee.

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Placer County, CA

BUILDING AND DEVELOPMENT

§ 15.24.070

§ 15.24.070

• e. If a drawn applicant does not submit a complete building permit/plan check application by within 150 days of the drawing, the allocation will be awarded to the next qualified applicant on the waiting list.

3. Plan Submittal. The following plans will need to be submitted for the lottery:

   • a. A site plan minimum size 18 inches by 24 inches on blackline or blueline print paper showing the following:

     • i. All property lines;

     • ii. Map scale and north arrow; iii. Assessor's parcel number;

     • iv. Property owner's name;

     • v. Parcel owner's name;

     • vi. Topographic contour lines at two-foot intervals;

vii. Land capability district boundaries (if applicable); viii. Stream environment zone boundaries (if applicable);

• ix. High and low water line boundaries (if applicable);

• x. Backshore boundary (if applicable);

xi. Trees greater than six inches in diameter. Indicate trees to be removed.; xii. Rock outcroppings; xiii. Location and dimensions of existing and proposed structures; xiv. Driveway and driveway slope;

xv. Edge of pavement at street; xvi. Identification of added or removed land coverage; xvii. Overhead coverage reductions; xviii. Finish topographic contour lines at two-foot intervals; xix. Location of easements;

xx. Best management practices (temporary and permanent);

xxi. Allowable land coverage by land capability district (or IPES determination if applicable); xxii. Existing land coverage calculations by land capability district; xxiii. Proposed land coverage calculations by land capability district; xxiv. Vicinity map.

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Placer County, CA § 15.24.070

PLACER COUNTY CODE

• i. Finish floor elevations with respect to contour elevations on the site plan;

  • ii. Elevation of the highest ridge with respect to contour elevations on the site plan;

  • iii. Lowest elevation of foundation wall at natural grade;

  • iv. Roof pitch of each roof plane;

  • v. Allowed and proposed height calculations;

  • vi. Drawing scale and view aspect.

• c. Floor plans showing:

  • i. Scaled dimensions;

  • ii. TRPA approved wood stove or fireplace (if applicable);

iii. All exterior entrances and exits. (Prior code § 4.1212; Ord. 4993-B §§ 1, 2, 1999)

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Placer County, CA