Standing on your property, coverage may not seem to have an impact, but taking a bird's eye view of our neighborhoods and towns, the coverage adds up. Maintaining open space and limiting the amount of impervious surfaces in a watershed is a proven method for improving water quality.

Click one of these links to find out how much you have and how much is allowed.

Bailey and Lots Developed Before 1987

IPES and Vacant Parcels

TRPA and the National Resource Conservation Service have continued to survey soil types around Lake Tahoe and are updating the original Bailey classifications. Applying for a Land Capability Verification is often the best way to find out how much coverage is allowed on residences built before 1987 and on all commercial and multi-family parcels.

As applied by TRPA and other regulatory agencies, the Bailey system prohibits new development on all capability 1 through 3 parcels, and restricts the amount of coverage (i.e., pavement and building footprint) that can be placed on capability 4 through 7 parcels. For parcels with Bailey scores 1 through 3 (1% to 5% allowable coverage), TRPA has built into its Code of Ordinances a program for the transfer of development rights to other, less sensitive parcels. In this way, development can be moved away from the most sensitive areas and property owners can still realize value from their land. For more information on banking and transferring certain development rights, click the links at the bottom of this page.

If your Bailey score is 4, your allowable coverage is 20%, 5 = 25%, and 6 or 7 = 30%. Thirty percent is the maximum allowable coverage for residential property. If you are allowed 30% coverage on your property, think of it as preserving 70% as open space to protect the environment.

Some Bailey scores on homes or businesses built prior to July 1, 1987, can be found by emailing us at Bailey Scores, or calling 775-588-4547. However, a Land Capability Verification or a Site Assessment is often necessary on those parcels before TRPA can issue a permit.

(Land Capability Verification Application) 100K (Site Assessment Application) 73K

(Banking & Verification of Existing Coverage & Uses) 55.4K (Transfer of Development Application) 109K

Understanding IPES scores
IPES assigns a numerical score to vacant parcels and ranks the parcels within each local jurisdiction according to their relative suitability for development. Any parcel with a "top rank" score may obtain an allocation from their local jurisdiction, after which a building permit may be received from TRPA or local government agencies.

Over a period of several years, the "top rank" will gradually expand to include more and more parcels, subject to a number of environmental safeguards. These safeguards include requirements for the installation of an expanded water quality monitoring program and a satisfactory rate of reduction in environmentally sensitive parcels by operation of a variety of acquisition programs.

Does IPES apply to me?
In order to put IPES into effect, TRPA needed approval of IPES from California, Nevada, and the U.S. Environmental Protection Agency. IPES does not apply to residential parcels that are already developed, nor to parcels ineligible for residential use. SEZs, which are stream environment zones - meadows and wetlands, will continue to be protected and restricted from development under IPES.

How are lots scored?
IPES field teams consisting of a soils scientist, a hydrologist, and a planner/engineer visited vacant parcels. Based on an actual onsite analysis, including digging a small pit to allow analysis of the soil profile, TRPA evaluated each parcel according to the following criteria:

1.	Relative Erosion Hazard	Based on the soil sample, slope data, and precipitation data.	450 points maximum
2.	Runoff Potential	The potential for overland runoff, based on vegetative cover and the ease with which soil absorbs precipitation.	200 points maximum
3.	Access	Based on the amount of excavation and vegetation removal necessary to construct driveways and parking.	170 points maximum
4.	Stream Environment Zones	Based on the extent to which utilities, excavation, and grading will encroach on SEZs.	110 points maximum
5.	Condition of Watershed	Considers the overall status of the watershed in which the parcel is located.	70 points maximum
6.	Ability to Revegetate	Based on the inherent ability of the site to be revegetated, considering soil and site properties.	50 points maximum
7.	Need for Water Quality Improvements in the Vicinity	A factor which favors areas with stable cut and fill slopes, adequate and stable drainage, and paved roads.	50 points maximum
8.	Distance from Lake Tahoe	A factor which favors parcels which are located farthest from the shore of Lake Tahoe, from which transport of pollutants to the lake is less likely .	50 points maximum

(click here) to find out your IPES score.