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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
20.28 Post Decision Proceedings
20.28.010 Reapplication following denial
20.28.020 Appeals to county
20.28.030 Commencement of Judicial review or relief
20.28.040 Amendments and revisions to approval

20.28.010 Reapplication following denial
Whenever any application for a development permit is denied for failure to meet the requirements of this title, an application for a development permit for all or a part of the same property shall not be considered for a period of one year from the date of denial unless the subsequent application involves a proposal that is materially different from the previously denied proposal. (Ord. 763, 1996; Ord. 613, 1993)
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20.28.020 Appeals to county
    A. Any person with standing, who is aggrieved by a final determination on a development permit by the director or final decision-maker may appeal the final determination to the appellate body designated by this title, if any, in the manner provided in this chapter.
B. The appellate body must determine if a person has standing to appeal and is aggrieved by the matter which is the subject of the decision, before considering the merits of any appeal. 
1. The following persons are automatically deemed to have standing and to be aggrieved:
(i) Any person with legal or equitable interest in the property which is the subject of the decision; or
(ii) Any person with legal or equitable interest in property located within the notice radius for the given project who appeared, either in person, through an authorized representative or in writing, before the director or final decision maker on the matter which is the subject of the decision;
2. The following person(s) may be deemed to have standing and be aggrieved by the matter which is the subject of the decision, upon the appellate body making the following findings:
(i) The person requesting to appeal, appeared either in person, through an authorized representative or in writing, before the director or final decision maker on the matter which is the subject of the decision; and
(ii) The person requesting to appeal established through a signed affidavit, either a special or peculiar injury not suffered by the public as a whole or an adverse and substantial property right held, by the person, may be affected by the decision of the director or final decision maker. 
C. A written notice of appeal must be filed with the community development department within ten working days of the date of the final decision.  The notice of appeal shall be filed on a form provided by the county and contain a written statement of the reasons why the final decision is erroneous or why conditions to the approval are erroneous, how the person has standing and how the person is aggrieved under subsection B and its subsections and shall be accompanied by the fee established by resolution.
D. The appellate body, except as specifically stated in this subsection, shall hear the appeal and render its decision within 60 calendar days after the filing of the notice of appeal and applicable fees.  The hearing shall be conducted in accordance with the provisions of chapter 20.20.  If the person appealing the decision is not the applicant, personal notice of the hearing is required to be sent to the applicant pursuant to section 20.20.030.  The appellate body, in reviewing the decision, will be guided by the statement of purpose underlying the regulation of the improvement of land expressed in NRS 278.020.
E. The appellate body may affirm, reverse or modify only those items raised in the appeal.  The appellate body may attach any conditions reasonably necessary when approving a permit that was denied by the director or the final decision-maker, as provided in chapter 20.14. 
F.  The decision of the board acting as the board of adjustments, as set forth in Chapter 20.38, is a final decision for the purpose of seeking judicial review or relief of an appeal.  (Ord. 1490, 2017; Ord. 1240, 2008; Ord. 970, 2001; Ord. 801, 1997; Ord. 763, 1996; Ord. 669, 1994; Ord. 641, 1994; Ord. 613, 1993; Ord. 494, 1989; Ord. 390, 1981; Ord. 1240, 2008)

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20.28.030 Commencement of Judicial review or relief
A. Purpose.  This code section sets forth the statute of limitations for commencing an action against an agency as required by NRS 278.0235 and 278.310.
B. No action or proceeding may be commenced for the purpose of seeking judicial relief or review from or with respect to any final action, decision or order unless the action or proceeding is commenced within 25 days after the date of filing the notice of the final action, decision or order with the secretary of the hearing body.  (Ord. 1490, 2017; Ord. 970, 2001; Ord. 763, 1996)

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20.28.040 Amendments and revisions to approval
    A.  The director, upon submittal of the applicable form, materials and fee, may approve minor amendments to the terms of approval of an application for a development permit. Minor revisions must be authorized in writing by the director and are subject to appeal pursuant to chapter 20.28. Minor revisions that may be authorized are those that appear necessary in light of technical considerations requested by the applicant or the director and shall be limited to the following: 
        1.  Requests that involve less than 25 percent of the building area or project site area; 
        2.  Requests that involve minor changes in color, material, signage, design, landscape material or parking or driveway orientation; or 
        3.  Requests that involve minor design changes which represent improvements to previous engineering, site design or building practices, provided the request does not change the character of the project or result in negative impacts to adjoining properties, drainage facilities, irrigation facilities or rights-of-way.    
    B.  All other revisions shall be considered major revisions. Where the holder of an approved application for a development permit wishes to make a major revision to the approval which is not covered by subsections 1 through 3 above, an application including all required materials and fees shall be submitted to the community development department and forwarded for approval of the final decision-maker in accordance with the procedures established for the original approval. (Ord. 763, 1996; Ord. 641, 1994)
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