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
20.650 Zoning Districts and Standards
20.650.010 Applicability and Purpose
20.650.020 Adoption of Districts
20.650.030 Determination of Districts

20.650.010 Applicability and Purpose
The provisions of this chapter are applicable to all lands within Douglas County, Nevada.  In order to classify, regulate and restrict the use of land; the location, use, bulk, height of structures; and to carry out the purposes of this title, land use districts are established as follows: 

    A .  "Agriculture, Forest and Range".

        1.  "A-19" (Agriculture - 19 acre minimum parcel size). The purpose of the A-19 district is to implement the Douglas County master plan, to conserve agricultural resources, preserve open spaces and the rural character of the county, and to direct urbanization into manageable and identified development areas. This is a low density land use district with a maximum permitted density of one home per 19 gross acres. Unless otherwise specified in this development code, no more than one home per parcel is permitted in this land use district. 

        2.  "FR-19" (Forest and range - 19 acre minimum parcel size). The purpose of the FR-19 district is to implement the Douglas County master plan, preserve rural areas for the purpose of efficiently using land to conserve forest and range resources, protect the natural environment, preserve open spaces, and preserve open areas for grazing and other agricultural uses for land under private ownership. This is a low density land use district with a maximum permitted density of one home per 19 net acres. Unless otherwise specified in this development code, no more than one home per parcel is permitted in this land use district. This district also provides land use regulation, to the extent of the jurisdiction of the county and the State of Nevada, over lands held by the Bureau of Indian Affairs in trust for individuals (allotments). If such property is transferred to persons in fee simple, then it shall be governed by the regulations for this district. 

        3.  "FR-40" (Forest and range - 40 acre minimum parcel size). The purpose of the FR-40 district is to implement the Douglas County master plan, establish rural areas for the purpose of efficiently using land to conserve forest and range resources, protect the natural environment, preserve open spaces, and preserve open areas for grazing and other agricultural uses for land under public ownership. This is a low density land use district with a maximum permitted density of one home per 40 gross acres. Unless otherwise specified in this development code, no more than one home per parcel is permitted in this land use district. 

    B.  "Residential". The primary uses in these zoning districts are the permitted residential uses contained in 20.660.100. 

        1.  "SFR-T 3,000" (Single-family residential – traditional 3,000 square foot minimum net parcel size). This district is intended for the development of single-family attached and detached units in a traditional town setting with a minimum lot size of 3,000 square feet and a maximum density of 14.52 units per gross acre. Unless otherwise specified in this development code, no more than one home per parcel is permitted in this zoning district. 

        2.  "SFR-T 4,000" (Single-family residential – traditional 4,000 square foot minimum net parcel size). This district is intended for the development of single-family detached units in a traditional tow setting with a minimum lot size of 4,000 square feet and a maximum density of 10.89 units per gross acre. Unless otherwise specified in this development code, no more than one home per parcel is permitted in this zoning district. 

        3.  "SFR-T 6,000" (Single-family residential – traditional 6,000 square foot minimum net parcel size), This district is intended for the development of single-family detached units in a traditional town setting with a minimum lot size of 6,000 square feet and a maximum density of 7.26 units per gross acre. Unless otherwise specified in this development code, no more than one home per parcel is permitted in this zoning district. 

        4.  "SFR-T 8,000" (Single-family residential) – traditional 8,000 square foot minimum net parcel size). This district is intended for the development of single-family detached units in a traditional town setting with a minimum lot size of 8,000 square feet and a maximum density of 5.45 units per gross acre. Unless otherwise specified in this development code, no more than one home per parcel is permitted in this zoning district. 

        5.  "SFR-8,000" (Single-family residential - 8,000 square foot minimum net parcel size). This district is intended for the development of single-family detached units in a suburban setting with a minimum lot size of 8,000 square feet, and a maximum density of 5.45 units per gross acre. Unless otherwise specified in this development code, no more than one home per parcel is permitted in this land use district. 

        6.  "SFR-12,000" (Single-family residential - 12,000 square foot minimum net parcel size). This district is intended for the development of single-family detached units in a suburban setting with a minimum lot size of 12,000 square feet, and a maximum density of 3.63 units per gross acre. Unless otherwise specified in this development code, no more than one home per parcel is permitted in this land use district. 

        7.  "SFR-1/2" (Single-family residential - one-half acre minimum net parcel size). This district is intended for the development of single-family detached units in a suburban setting with a minimum lot size of one-half (½) net acre, and a maximum density of 2 units per gross acre. Unless otherwise specified in this development code, no more than one home per parcel is permitted in this land use district. 

        8.  "SFR-1" (Single-family residential - one acre minimum net parcel size). This district is intended for the development of single-family detached units in suburban and rural settings with a minimum lot size of one net acre, and a maximum density of one unit per gross acre. Unless otherwise specified in this development code, no more than one home per parcel is permitted in this land use district. 

        9.  "SFR-2" (Single-family residential - two acre minimum net parcel size). This district is intended for the development of single-family detached units in suburban and rural settings with a minimum lot size of two net acres, and a maximum density of 0.50 units per gross acre. Unless otherwise specified in this development code, no more than one home per parcel is permitted in this land use district. 

        10.  "MFR" (Multi-family residential). This district is intended for the development of higher-density residential areas with a variety of housing options, including small lot subdivisions when part of a planned development or attached or detached multi-family units, condominiums, townhouses or apartments. This district has a minimum net parcel size of 9,000 square feet, and a maximum density of 16 units per acre. 

        11.  RA-5" (Rural agriculture - five acre minimum net parcel size). This district is intended to promote the development of single-family detached units at a density and character compatible with agricultural uses with a minimum lot size of five net acres, and a maximum density of 0.20 units per gross acre. The director may approve a minimum parcel size of 1% less than five net acres in connection with a land division of not more than four parcels contiguous with existing, similarly sized parcels. Unless otherwise specified in this development code, no more than one home per parcel is permitted in this land use district. 

        12.  "RA-10" (Rural agriculture - ten acre minimum parcel size). This district is intended to promote the development of single-family detached units at a density and character compatible with agricultural uses with a minimum lot size of ten net acres, and a maximum density of 0.10 units per gross acre. Unless otherwise specified in this code, no more than one home per parcel is permitted in this land use district. 

    C.  "Non-residential" (commercial and industrial). 

        1.  "PR" (Private recreation). The purpose of this district is to provide for commercially oriented recreational uses on land under private ownership.    

        2.  "NC" (Neighborhood commercial). The purpose of this district is to provide areas for the development of restricted retail and business uses which have minimal impact on surrounding properties. The uses are oriented to provide services to the immediate neighborhood and in doing so reduce the amount of vehicle trips by providing local retail services. 

        3.  "OC" (Office commercial). The purpose of this district is to provide areas limited to professional office uses which have a minimal exterior impact on surrounding properties. The district may also serve as a transition or buffer area between medium density residential and more intense commercial zoning districts. 

        4.  "GC" (General commercial). The purpose of this district is to provide areas of development for a broad range of commercial, business, wholesale, retail and service uses of a local and regional nature. 

        5.  "MUC" (Mixed-use commercial). The purpose of this district is to provide areas which integrate compatible commercial uses with medium density multi-family residential uses through proper design. Situated within a commercial land use designation in the master plan, the goal of the district is to provide for a better jobs-housing balance, conserve land resources, reduce commuter trips, and provide opportunities for more affordable housing. The MUC district can be used for in-fill projects and as a rehabilitation tool for selective properties in distressed areas. The MUC district can also be located as a transition zone between multi-family development and other commercial districts.  The residential density must not exceed 16 units per gross acre. 

        6.  "TC" (Tourist commercial). The purpose of this district is to provide suitable areas for tourist related commercial and retail services, including hotels and casinos. 

        7.  "LI" (Light industrial). The purpose of this district is to provide areas for the development of research, light industrial, warehouse and distribution centers. 

        8.  "GI" (General industrial). The purpose of this district is to provide suitable areas for the development of general manufacturing and heavy industrial uses. 

        9.  "SI" (Service industrial). The purpose of this district is to provide areas for light industrial uses with a mix of supporting commercial and retail uses. 

        10.  "PF" (Public facilities). The purpose of this district is to provide areas for needed present and future public facilities. The public facilities zoning district is consistent with all master plan land use designations. 

        11.  "AP" (Airport). The purpose of this district is to maintain, preserve and enhance the viability of the county’s airport operations while being responsibly sensitive to surrounding land uses. 

    D.  "Overlay districts". The purpose of the overlay district is to superimpose special standards over the base zoning district, which serve to complement and enhance the character of the community and to provide compatibility with surrounding uses consistent with the master plan. The individual purpose statement for each overlay district is found within the respective district chapter of this development code.

(Ord. 1490, 2017; Ord. 1308, 2010; Ord. 1293, 2009; Ord. 1253, 2008; Ord. 1173, 2006; Ord. 1004, 2002; Ord. 801, 1998; Ord. 767, 1997; Ord. 763, 1996; Ord. 674, 1994; Ord. 662, 1994; Ord. 654, 1994; Ord. 622, 1994; Ord. 621, 1994; Ord. 529, 1991; Ord. 519, 1990; Ord. 493, 1989; Ord. 435, 1985; Ord. 414, 1983; Ord. 349, 1980; Ord. 347, 1980; Ord. 346, 1980; Ord. 344, 1980; Ord. 284, 1978; Ord. 253, 1976; Ord. 203, 1973; Ord. 167, 1968)
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20.650.020 Adoption of Districts
The use of districts and their boundaries are established by this title and are illustrated on the official map entitled “zoning map of Douglas County” on file in the community development department.  This map is incorporated in this title by reference.  The “zoning map of Douglas County” shall be stored, maintained and kept current by the director. (Ord. 1490, 2017)
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20.650.030 Determination of Districts
When uncertainty exists as to the boundaries of any use districts shown on the official map, the following rules shall apply:
1. Where district boundaries are indicated as approximately following the centerline of streets, alleys, or highways, the actual centerline shall be construed to be the boundary.
2. Where district boundaries are indicated to run approximately parallel to the centerline of a street, the boundary line shall be construed to be parallel to the centerline of the street.
3. Where district boundaries are indicated on such maps as approximately following the lot or tract lines, the actual lot or tract lines shall be construed to be the boundary of such districts.
4. In a case of uncertainty which cannot be determined by application of the foregoing rules, the director shall determine the location of such use district boundaries.  The director’s determination may be appealed to the planning commission for recommendation or conclusion before going to the board.
5. Where a public street, alley or parcel of land is officially vacated or abandoned, the regulations applicable to the abutting property shall apply to such vacated or abandoned street or alley.
6. Where a parcel of land is divided by a zoning boundary, the following shall apply.
a. The permitted uses for the property shall be determined by the zoning district of the portion of the property on which the use is to be developed or conducted;
b. Building setbacks shall be determined by the zoning district of the portion of the property on which the building, or any portion thereof, is located;
c. Where additional building setbacks are required by this title between the adjacent zoning districts, the setback shall be measured from the zoning district boundary on the parcel;
d. To utilize the entire parcel with a use that is only allowed in 1 of 2 zoning districts, a zoning map amendment or special use permit is required for that portion of the property not zoned for the use.  (Ord. 1490, 2017)

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