IPES Score Summary

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Printed on 4/2/2026

Individual Parcel Evaluation System

Official Score: 855

Parcel

123-250-09 123-250-09

Address

451 LAKESHORE BLVD, CRYSTAL BAY, NV

County

Washoe County, NV

Notes

Summary of each Scoring Element

	Maximum Points	IPES Points
Relative Erosion Hazard	450	352
Runoff Potential	200	200
Access to Building Site	170	92
Disturbance in Stream Environment Zone	110	110
Condition of Watershed	70	44
Ability to Revegetate	50	25
Water Quality Improvements	50	32
Proximity to Lake Tahoe	50	0
Total Raw IPES Points	1,150	855

Determination of IPES Score

Raw IPES Points		855
Factor for Parcel Area Outside of SEZ < 5000 sq. ft.		1
Factor for Parcel Area Outside of SEZ < 10,000 sq. ft.		1
Factor for Parcel with No Area Outside of SEZ or SEZ Setback		1
Limited Incentive Points		0
IPES Score		855

Determination of Base Allowable Coverage

Location	Area (ft²)	Allowable Base Percent (%)
IPES Building Site Area	62,700	30%
Not IPES (See Land Capability Verification)	15,348	-
Parcel Area in SEZ	15,348	-
Parcel Area in SEZ Setback	0	-

IPES Coverage Score: 552

Printed on 4/2/2026

Individual Parcel Evaluation System

Official Score: 855

Parcel

123-250-09 123-250-09

Address

451 LAKESHORE BLVD, CRYSTAL BAY, NV

County

Washoe County, NV

Details of each Scoring Element

Relative Erosion Hazard Score

352

Soil Erodibility Factor

0.02

Rainfall Factor

LS Factor

9.38

Length Slope Segments

Length	Slope Angle
30 ft.	62%
45 ft.	40%
45 ft.	35%

Runoff Potential Score

200

Hydrological Soil Group

Group A

Hydrological Condition

Good

Access Score

92

Disturbance for Access

No Disturbance

Parcel Access Type

New Access Down Slope

Excavation Difficulty

Moderate

In Streamzone

Height of Cut Slope

<= 1 foot

Height of Fill Slope

> 10 - 15 feet

Gradient of Cut or Fill Slope

> 30%

Utility in SEZ Score

110

Utility Disturbance

No Disturbance

Condition of Watershed Score

44

Watershed

Bliss Creek

Ability to Revegetate Score

25

Vegetative Group

Group B - Dryness

Elevation of Parcel

< 7000 feet

Average Building Site Slope

Compass Degrees of Parcel

63 NE

Water Quality Improvements Score

32 Proximity to Lake Score

0

Proximity to Lake

Between HWL and 6240 Foot Contour