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1. Did the Regional Plan Update anticipate the use of the Resort Recreation designation at this location?

The Regional Plan Update included two locations for the Resort Recreation designation at Edgewood and the Heavenly Ski Resort. A potential third allowance of the Resort Recreation designation was included in the December 2012 Lake Tahoe Water Quality Management Plan (WQMP, or 208 Plan).

Section 10.2 of the 208 Plan states the following: "Prior to January 1, 2017, and absent a WQMP amendment, the “Resort Recreation” land use designation shall in addition to including the Heavenly and Edgewood parcels, allow for no more than one additional area of a comparable size to be added to that designation. If the subdivision amendment procedures of the WQMP do not sunset after January 1, 2017, pursuant to Section G below, at that time the States will caucus in a manner similar to Section G to further address the 'Resort Recreation' designation. The Martis Valley West Parcel Specific Plan proposes to locate the third Resort Recreation designation within the 112.8 acres covered by the Area Plan, subject to Placer County and Tahoe Regional Planning Agency approval."

2. Is the applicant proposing to transfer development rights from outside the Basin to satisfy the requirement for retiring tourist accommodation units (TAUs) within the Basin?

No. The proposed Martis Valley West Parcel Specific Plan and associated Area Plan would not rely on a “transfer of development rights” from outside the Basin. Rather, the Area Plan would provide for development within the Basin, pursuant to Tahoe Regional Planning Agency Code of Regulations Chapter 13 (Area Plans) and Chapter 51 (Transfer of Development). Transfer of development for the 112.8 acres in the Basin would comply with Chapter 51 and would occur entirely within the Basin. In other words, units proposed for the 112.8 acres within the Basin would have to be transferred from other locations within the Basin.

For the Specific Plan as a whole, there is no formal transfer of units within Placer County. The discussion of retirement or “transfer” of development potential in Placer County is practical. That is, the East Parcel would be rezoned to non-developable designations, and the West Parcel would be rezoned to allow development. Because the East Parcel is zoned to allow up to 1,360 units, and the proposed rezone of the West Parcel would allow only 760 units, there would be a net reduction (600 units) in residential development potential within the Martis Valley Community Plan in Placer County.

3. What is clustered development, and how would it be used for the Martis Valley West Parcel Specific Plan?

Clustered development refers to locating residential and associated amenities in close proximity to ensure they share resources and minimize impacts (for example, the use of common roadways and infrastructure).