Douglas County District Attorney
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Title 1 General Provisions
Title 2 Administration and Personnel
Title 3 Revenue and Finance
Title 5 Business Licenses and Regulations
Title 6 Animals
Title 8 Health and Safety
Title 9 Criminal Code
Title 10 Vehicles and Traffic
Title 12 Streets and Other Public Places
Title 13 Parks
Title 14 Airports
Title 18 Town Annexation and Service Districts
Title 19 Initiative Ordinances
Title 20 Consolidated Development Code
Appendix A
Appendix B
Appendix C
Appendix D (Sewer Facilities and Non-Residential Wastewater Discharge Ordinance)
Appendix E (Backflow and Cross-Connection Control Ordiance)
Appendix F (Water Facilities)
20.01 General Provisions; Consistency with Master Plan; Right to Farm
20.02 Development Permits
20.04 Application Process and Official Filing Date
20.06 Decision by the Director
20.08 Review by Advisory Body
20.10 Review and Decision by Planning Commission
20.100 Public Facilities and Improvement Standards
20.12 Review and Decision by Board of County Commissioners
20.14 Conditional Approval
20.20 Notice Provisions
20.200 Surveys
20.220 Installing Utilities Underground
20.24 Public Hearing Procedures
20.28 Post Decision Proceedings
20.30 Expiration of Approval of Development Permit
20.300 Impact Fees
20.32 Revocation of Permit
20.34 Enforcement
20.38 Board of Adjustment
20.40 Fees
20.400 Development Agreements
20.44 Rounding of Quantities
20.440 Density Bonus Agreements
20.460 Reimbursement Agreements
20.470 Maintenance Districts
20.471 Maintenance District 1 - Monterra
20.50 Floodplain Management
20.500 Transfer Development Rights
20.550 Growth Management
20.560 Building Permit Allocation and Growth Management
20.600 General Provisions
20.602 Pre-application Conference
20.604 Special use permits
20.606 Variances
20.608 Amendment to Master Plan
20.610 Zoning Administration
20.612 Specific Plan
20.614 Design Review
20.618 Sign Permit
20.620 Temporary Use Permit
20.650 Zoning Districts and Standards
20.654 Agriculture and Forestry and Range Districts
20.656 Residential Districts
20.658 Non-Residential Districts
20.660 Use Regulations
20.662 Agricultural, Forest and Range, and Residential Land Use District Specific Standards (Table)
20.664 Agricultural, Forest and Range, and Residential Land Use Specific Standards
20.666 Non-Residential Specific Standards for Permitted, Development Permitted and Special use permit Uses (Table)
20.668 Non-Residential Uses Specific Standards
20.672 Livestock Overlay (LO) Zoning District
20.674 Manufactures Housing (MH) District
20.675 Mixed-use Commercial (MUC) Overlay District
20.676 Planned Development (PD) Overlay District
20.678 Residential Office (RO) Overlay District
20.680 Genoa Historic (GH) Overlay District
20.682 Clustered Residential Subdivision (CR) Overlay
20.685 Gaming District (GD) Overlay
20.690 Property Standards
20.691 Property Maintenance
20.692 Off-Street Parking and Loading
20.694 Landscape Standards
20.696 Sign and Advertising Control
20.698 Nonconforming Uses and Structures
20.700 Applicability and Procedures
20.702 Zoning Districts and Standards
20.703 Tahoe Area Plan Regulations
20.704 General Provisions
20.708 Subdivision Application Procedure and Approval Process
20.712 Parcel Maps
20.714 Division of Agricultural Land for Conservation Purposes
20.716 Division of Land into Large Parcels
20.718 Division of Land for Agricultural Purposes
20.720 Assurance for Completion and Maintenance of Improvements
20.768 Land Readjustment
20.770 Boundary Line Adjustment
20.800 General Provisions
20.810 Administration
20.820 Building Permits
20.830 Site Improvement Permits
20.840 Encroachment Permits
20.900 Numbering Structures and Naming Streets
Effective Date
Table of Ordinances
Index



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County Codes
Title 20 Consolidated Development Code
20.24 Public Hearing Procedures
20.24.010 Setting of the hearing
20.24.020 Examination of and copying of documents
20.24.030 Conduct of hearing
20.24.040 Record of proceedings
20.24.050 Continuance of proceedings
20.24.060 Additional rules
20.24.070 Rehearing procedures

20.24.010 Setting of the hearing
When the director determines the official filing date of a development permit application and that a public hearing is required by this title, the official shall select a place, date and time for the required hearing, and prepare notice of the hearing pursuant to chapter 20.20.  The hearing shall be held as provided by law, except where a written request for a continuance submitted by the applicant has been granted in accordance with 20.24.050. (Ord. 1490, 2017; Ord. 763, 1996; Ord. 501, 1989; Ord. 400, 1982)
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20.24.020 Examination of and copying of documents
At any time, upon reasonable request, any person may examine the application and materials submitted in support of or in opposition to an application for a development permit. Copies of any material will be made available at cost to the extent permitted by law. (Ord. 763, 1996)
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20.24.030 Conduct of hearing
    A.  Any person or persons may appear at a public hearing and submit evidence, either individually or as a representative of an organization. Each person who appears at a public hearing shall state his or her full name, and if appearing on behalf of an organization, state the name and mailing address of the organization for the record. 
    B.  The hearing body may exclude testimony or evidence that it finds to be irrelevant, immaterial or unduly repetitious. Any person appearing as a witness may ask relevant questions of other persons appearing as witnesses, but shall do so only through the chairman of the body conducting the hearing and at the chairman’s discretion. (Ord. 763, 1996)
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20.24.040 Record of proceedings
    A. The body conducting the hearing shall record the proceedings by any appropriate means and prepare written minutes.  Upon written request the clerk of the body conducting the hearing shall duplicate the audio record or written minutes consistent with NRS Chapter 241.
B. The official record of the hearing shall include testimony and statements of personal opinions, the minutes of the meeting, all applications, exhibits and papers submitted and any proceeding before the body, all staff and advisory body or commission reports and recommendations, and the decision and reports of the body.
C. All records of the body shall be public records, open for inspection at reasonable times and upon reasonable notice. (Ord. 1490, 2017; Ord. 763, 1996)

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20.24.050 Continuance of proceedings
A. Continuance of a development application hearing may be requested by the applicant as set forth below:
1. Public Hearing Not Yet Published.  If a development application requiring a public hearing and notice has not yet been published as a public hearing item or placed on the posted agenda for the appropriate body, an applicant may administratively request from the community development director or his designee, a one-time continuance of the public hearing, to a date certain which cannot exceed 90 days, upon written request and if required, the cost of additional notice.  The request for a continuance shall be granted or denied at the discretion of the community development director or his designee.  If the applicant is granted the continuance the community development director or his designee shall continue the item to a date certain and the applicant shall be deemed to have waived any time limits applicable to the processing of the application or decision making process.
2. Public Hearing Date Published.  If a development application and notice has been published as a public hearing item or placed on the posted agenda for the appropriate body, an applicant may request a continuance from the appropriate public body, upon written request and payment of the established fee and if required, the cost of additional notice.  The request for a continuance shall be granted or denied at the discretion of the appropriate public body at the time set for consideration of the application.  If the applicant is granted the continuance the public body shall continue the item to a date certain and the applicant shall be deemed to have waived any time limits applicable to the processing of the application or decision making process.  If the request for continuance is denied, all fees shall be refunded and the hearing conducted in accordance with the posted agenda.
B. An applicant shall not be granted more than a total of two continuances on the same matter, unless the public body determines, upon good cause shown, that the granting of the additional continuance is warranted.
C. The public body conducting the hearing may, on its own motion or at the request of any person, other than the applicant, for good cause, continue the hearing to a fixed date, time and place.  The applicant must agree to the continuance when the time limit of the application provided by law would otherwise lapse.  If the public body grants a continuance pursuant to this subsection for good cause shown, the person on whose behalf the continuance was granted must make a good faith effort to resolve the issues concerning which the continuance was requested.  If the public body grants the continuance, the continuance must not be counted toward the limitation on the granting of continuances set forth above in subsection B related to that matter. 
D. As used in this section:
1. “Applicant” means the person who owns the property to which the application pending before the commission pertains or the owner’s authorized representative.
2. “Good cause” includes, without limitation:
(a) The desire by the applicant or authorized representative thereof to:
(i) Revise plans, drawings or other documents relating to the matter;
(ii) Engage in negotiations concerning the matter with any person or governmental entity; or
(iii) Retain counsel to represent him or her in the matter.
(b) Circumstances relating to the matter that are beyond the control of the applicant or authorized representative thereof.
E. If the hearing is continued to a fixed date within 35 days of the original hearing date, additional notice is not required.  For all other continuances, additional notice is required in the manner required for the initial hearing.  The county will prepare the notice and the party requesting the continuance must pay the costs.  (Ord. 1490, 2017; Ord. 1024, 2002; Ord. 763, 1996; Ord. 608, 1993; Ord. 607, 1993)

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20.24.060 Additional rules
All matters pertaining to the public hearing shall be governed by other provisions of this code applicable to the body conducting the hearing and its adopted rules or procedures, as long as they are not in conflict with this title. The body conducting the hearing may adopt rules of procedure to limit the number of applications for development approval which may be considered per meeting and the time for each presentation. (Ord. 763, 1996)
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20.24.070 Rehearing procedures
    A.  A request for a rehearing may only be filed by an applicant, as defined in Appendix A to Title 20, or by any member of the board who voted with the prevailing majority on a final determination by the board.  No person, however, will be entitled to a second rehearing for the same matter.     
    B.  All requests for rehearing shall be filed in writing with the secretary of the hearing body within five days of the date the decision was rendered and shall set forth justification for such request for rehearing.     
    C.  The board must hear the request for rehearing within 30 days after the filing of the application and applicable fees.  An application for rehearing may be granted by the affirmative vote of a super-majority of the members of the hearing body upon a finding that there appears to be evidence to substantiate the grounds identified in subsection D below. 
    D.  An application for rehearing shall be granted only if the applicant demonstrates that the record of the proceedings should be expanded to consider evidence that is material to the decision on the application; that such evidence was not available or could not be presented due to circumstances beyond the applicant’s control at the original hearing; and that there is a reasonable probability that the evidence, when considered by the hearing body, may lead to a different decision. (Ord. 1282, 2009; Ord. 763, 1996; Ord. 641, 1994; Ord. 613, 1993)
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