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
20.612 Specific Plan
20.612.010 Applicability
20.612.020 Application for specific plan
20.612.030 Procedures for specific plan
20.612.040 Density
20.612.050 Findings for approval of specific plan
20.612.060 Amendments to adopted specific plan

20.612.010 Applicability
A specific plan is required for any development in excess of 160 acres in areas shown on the master plan land use map as “receiving area” (RA). A specific plan may be used in conjunction with either subdivision maps or a planned development, and may be used for projects of 40 acres or greater. If a request to establish a specific plan is initiated by a property owner or his authorized agent, the specific plan shall be submitted with the appropriate application materials and fees. Specific plans in receiving areas must use transfer development rights in connection with any change in intensity or density of use, including any change to a residential, commercial or industrial zoning district or combination thereof. (Ord. 1008, 2002; Ord. 801, 1997; Ord.763, 1996)
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20.612.020 Application for specific plan
An application for a specific plan shall be submitted to the community development department. The application shall be processed by the department as provided in chapter 20.04. If the property is not within a single ownership and all owners agree to the proposed development, then all owners shall join the application, and a map showing the extent of ownership shall be submitted with the application. If an applicant is proposing a specific plan along with a master plan land use or text change, the specific plan application must be submitted at the same time as the master plan amendment application.  The application for a specific plan shall include, but not be limited to a plan depicting a land use and circulation system concept for the property that is consistent with the goals and policies embodied in the master plan, conceptual infrastructure plans, open space plans and other facilities necessary to serve the site given existing and planned public facilities and services. The following documents shall be included in the application, provided that the director may waive submission of documents that are not pertinent to the proposed development: 
    A.  A map showing proposed specific plan area boundaries and the relationship of the area to abutting uses and structures; 
    B.  A map of the specific plan area showing sufficient topographical data to indicate clearly the character of the terrain, the location of ridgelines and drainage patterns and active or potentially active faults; 
    C.  A plan indicating the existing and proposed uses, approximate gross floor area, lot coverage, height, parking and density; 
    D.  A circulation plan, showing proposed streets and the relationship to the local and regional circulation system, and a traffic impact analysis; 
    E.  A preliminary development schedule indicating phases or tentative subdivision boundaries, the sequence and timing of development and the timetable for provision of adequate public facilities and services; 
    F.  A plan for extension of public facilities and services and for flood control and drainage, including proposed financing arrangements for public improvements; 
    G.  Any additional requirements as are needed to meet approval standards; and 
    H.  Terms for abandonment or termination of the project. 
    I.  A plan demonstrating the applicant's ability to comply with the provisions of Chapter 20.560, Building Permit Allocation and Growth Management.  (Ord. 1298, 2009; Ord. 763, 1996)
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20.612.030 Procedures for specific plan
The board, upon recommendation of the planning commission, shall be the final hearing body for specific plans. The planning commission shall prepare its recommendation following a public hearing pursuant to section 20.24.010. Published and personal notice pursuant to chapter 20.20 shall be required. Following receipt of the commission’s recommendation, the board shall render its decision in accordance with section 20.12.010. (Ord. 763, 1996)
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20.612.040 Density
    A.  A specific plan situated within a master planned receiving area may increase the allowed residential densities by acquiring transfer development rights, as provided by chapter 20.500. Establishing industrial or commercial zoning districts or uses within the receiving area requires transfer of development rights in the amount of 10 units per acre. If a specific plan is approved subject to transferred development rights, the transfers must be perfected and recorded prior to recordation of the final plan for the phase or phases in which they are to be used. 
    B.  A specific plan situated within a receiving area may apply to the planning commission and board, and the planning commission may recommend, and the board approve, a waiver of the requirement of transferred development rights. The number of transferred development rights waived may not exceed the number or percentage of affordable housing units provided within the project, as defined, and for the duration provided by subsection 20.440.020.G. The approval of a waiver, and provision of the affordable housing units, must be in the manner otherwise provided for density bonus and affordable housing agreements in chapter 20.440. 
    C.  An applicant proposing a specific plan may apply to the planning commission and board, and the planning commission may recommend, and the board approve, a density bonus or affordable housing agreement, in accordance with the provisions of chapter 20.440. (Ord. 1008, 2002; Ord. 801, 1997)
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20.612.050 Findings for approval of specific plan
In order for the planning commission to recommend approval and the board to approve the proposed specific plan, the following findings shall be made:     
    A. That the proposed location of the development and the proposed conditions under which it will be operated or maintained is consistent with the goals and policies embodied in the master plan; 
    B.  That the proposed development is in accordance with the purposes and objectives of this title and, in particular, will further the purposes stated for each zoning district; 
    C.  That the proposed development conforms to the adequate public facilities policies of this title; 
    D.  That the development will not be detrimental to the public health, safety or welfare of persons residing or working in or adjacent to such a development; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the county; and 
    E.  That the applicant has demonstrated the ability to provide transfer development rights (TDR’s) to meet project phasing. (Ord. 763, 1996)
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20.612.060 Amendments to adopted specific plan
Requests for amendments to an adopted specific plan shall be processed in the same manner as an application for original approval of the specific plan. (Ord. 763, 1996)
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