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
20.676 Planned Development (PD) Overlay District
20.676.010 (PD) Purpose
20.676.020 (PD) General provisions
20.676.030 (PD) Application for establishing a planned development
20.676.040 (PD) Approval of planned development and required findings
20.676.050 (PD) Permitted uses
20.676.060 (PD) Planned development, generally, components
20.676.070 (PD) Standards
20.676.080 (PD) Density and intensity standards
20.676.090 (PD) Increases in density
20.676.100 (PD) Open space requirements
20.676.110 (PD) Revision procedure
20.676.120 (PD) Minimum area requirements
20.676.130 (PD) Public improvements
20.676.140 (PD) Filing fees
20.676.150 (PD) Development schedule, modification, or revocation
20.676.170 (PD) Development schedule, revocation or amendment
20.676.180 (PD) Identification
20.676.190 (PD) Compliance with chapter, application restricted
20.676.200 (PD) Status of plan after tentative approval
20.676.210 (PD) Revocation of tentative approval
20.676.220 (PD) Procedure for final plan approval
20.676.230 (PD) Procedure on determination of noncompliance
20.676.240 (PD) Certification, filing and recording of approved plan
20.676.250 (PD) Effect of recordation

20.676.010 (PD) Purpose
    A.  The Planned Development (PD) overlay is intended to provide a method of comprehensive planning for smaller, less complex development projects than are typically processed with a specific plan, and which meets one or more of the following criteria: 
        1.  The project site contains topographic constraints, environmental resources, or other features which require special planning consideration; 
        2.  A more efficient and desirable design can be achieved through flexible design standards or mixed land use patterns than can be attained through the strict adherence to zoning standards; 
        3.  Adequate public facilities and infrastructure exist or can be provided to the project site to serve the proposed type and intensity of development; 
        4.  Detailed development plans are known at the time the comprehensive development plan is prepared, allowing combined review and approval; 
        5.  Buildout of the planned development project area is contemplated within the scope and duration of the plan. 
        6.  The project is located within a receiving area as shown on the master plan land use maps, and is proposing to utilize transfer development rights. (Ord. 890, 1999; Ord. 801, 1997; Ord. 763, 1996; Ord. 667, 1968; Ord. 167, 1968; Ord. 158, 1967)
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20.676.020 (PD) General provisions
    A.  A planned development overlay may be proposed as an overlay zone within any zoning district, provided that the type and intensity of uses is consistent with the master plan and the base zoning district or districts. 
    B.  A planned development is typically utilized for projects of at least five acres in area. The project site must be of sufficient size to allow provision of design benefits and site amenities through flexibility of development regulations. Projects of a larger scale are more appropriately evaluated through the specific plan process as described in section 20.612. 
    C.  When adopted by the board, a planned development overlay shall be depicted on the official zoning map with an identification number, for purposes of disclosure. 
    D.  All applications for planned development overlay shall include and combine the applications for land use approval necessary for project implementation, including but not limited to subdivision of land, design review and special use permit. Where the project is located within a receiving area as shown on the master plan land use maps, the base zoning will be established concurrently as part of the planned development process. 
    E.  The planned development overlay is a combined zoning district that may be established in conjunction with any base zoning district for purposes of authorizing a planned development. 
    F.  An application for establishment of the planned development overlay shall be reviewed and approved in a procedure that combines the procedures for approval of a zoning map amendment set forth in section 20.610.020, tentative subdivision map approval, as set forth in chapter 20.708, and special use permit, set forth in chapter 20.604.     
    G.  The planned development project must be inaugurated within the time-frame as established by a development schedule pursuant to section 20.676.150. 
    H.  Planned development projects approved prior to the adoption of this title shall have the same yard and building setback requirements as that indicated in the original planned development approval or if not mentioned in the original approval, that which existed in code at the time of original approval. 
    I.  Planned developments 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. 1328, 2010; Ord. 1008, 2002; Ord. 890, 1999; Ord. 801, 1997; Ord.763, 1996; Ord. 167, 1968)
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20.676.030 (PD) Application for establishing a planned development
    A.  Applications for the establishment of or reclassification to, the planned development overlay must include a development plan as described in section 20.676.060. The zone establishment or reclassification must be processed as provided for amending a zoning district in chapter 20.610. The special use permit portion of the application must meet the requirements of chapter 20.604. Applications must be submitted to the community development department on a form provided by the director. 
    B.  Applications may be initiated by the owner of the land. Consideration of the application with a tentative map will follow the procedure provided in chapter 20.708, subdivision application procedure and approval process, but shall include all of the elements of review and approval provided in this chapter. The board, upon recommendation of the planning commission, may approve, disapprove, modify, or attach conditions to a development plan. (Ord. 763, 1996; Ord. 167, 1968)
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20.676.040 (PD) Approval of planned development and required findings
    A.  The planning commission, after a public hearing, may recommend the establishment of a planned development overlay and the board, after a public hearing, may by ordinance establish a planned development overlay district and approve the planned development provided they find, taking into account the recommendations of the reviewing agencies, that the facts submitted with the application and presented at the public hearings establish in the affirmative the following: 
        1.  The plan is consistent with the statement of objectives of a planned development contained in the master plan and in this chapter. 
        2.  The extent that the plan departs from zoning and subdivision regulations otherwise applicable to the property, including but not limited to density, bulk and use, are deemed to be in the public interest. 
        3.  The ratio of residential to non-residential use in the planned development is consistent with the master plan. 
        4.  The purpose, location and amount of the common open space in the planned development, the reliability of the proposals for maintenance and conservation of the common open spaces are adequate as related to the proposed density and type of residential development. 
        5.  The physical design of the plan and the manner in which the design of the planned development makes provisions for adequate public facilities, as required by this code. 
        6.  The proposed development is compatible with and preserves the character and integrity of adjacent development and neighborhoods. 
        7.  Any development-related adverse impacts, such as traffic, noise, odors, visual nuisances, or other similar adverse effects to adjacent development and neighborhoods, are mitigated by improvements or modifications either on-site or within the public right-of-way. 
        8.  Where a development plan proposes development over a period of years, the sufficiency of the terms and conditions intended to protect the interests of the public, residents and owners of the planned development and the integrity of the plan and, where the plan provides for phases, the period in which the application for each phase must be filed. 
        9.  That each individual unit or phase of the development, if built in stages, as well as the total development, can exist independently and be capable of creating a good environment in the locality and be as desirable and stable in any phase as in the total development. 
        10.  The uses proposed will not be a detriment to the present and proposed surrounding land uses, but will enhance the desirability of the area and have a beneficial effect. 
        11.  Any deviation from the standard ordinance requirements is warranted by the design and additional amenities incorporated in the development plan which offers certain unusual redeeming features to compensate for any deviations that may be permitted. 
        12.  The planned development will not result in material prejudice or diminution in value of surrounding properties, and will not endanger the health, safety and welfare of the community. 
        13.  The subdivision of land proposed in the planned development meets the requirements of the Nevada Revised Statutes and this code. 
        14.  The subdivision of land proposed in the planned development conforms to the density requirements, lot dimension standards and other regulations applicable to planned developments. 
        15.  The subdivision of land proposed in the planned development conforms to the improvement and design standards contained in the development code and adopted design criteria and improvement standards. 
        16.  Where applicable, adequate transfer development rights have been established consistent with the number of proposed units within the planned development. 
        17.  The planned development has a beneficial relationship to the neighborhood in which it is proposed to be established. 
    B.  The granting or denial of tentative approval must set forth with particularity the findings why the plan would or would not be in the public interest. (Ord. 890, 1999; Ord. 801, 1997; Ord. 763, 1996; Ord. 167, 1968)
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20.676.050 (PD) Permitted uses
Uses permitted within the planned development district are those authorized in the base zoning district or districts, whether the uses are permitted outright, as accessory uses, or are authorized by special use permit. The density and intensity of these uses are those established in the base district, except as modified by this chapter, and those established through the transfer development right program. The standards applicable and the conditions to be applied shall be those provided for in this chapter. (Ord. 801, 1997; Ord.763, 1996; Ord. 167, 1968)
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20.676.060 (PD) Planned development, generally, components
    A.  A planned development must be designed and located to minimize traffic congestion on public highways and streets in its vicinity and to best fit the land use pattern of the area in which it is located. 
    B.  Components. The development plan must include all the following: 
        1.  A plot plan map which shows: 
            a.  Existing and proposed public street and sidewalk improvements; 
            b.  Lot design; 
            c.  Areas proposed to be dedicated or reserved for any public use, including but not limited to, public utility easements, public buildings, and public land uses; 
            d.  Parking and interior traffic flow; 
            e.  Land uses within 300 feet of the external boundary of the planned development zone;
        2.  Site details, including: 
            a.  Preliminary building plans, including generalized elevations, except for single-family residential projects creating parcels one-half acre or greater in size; 
            b.  Maximum building heights; 
            c.  Maximum lot or area coverages; 
            d.  Minimum distance between structures; 
            e.  Minimum setbacks from interior lot lines; 
            f.  Minimum setbacks from street rights-of-way; 
            g.  Landscaping, screening and lighting; 
            h.  Projected population densities within the PD zone;
        3.  Zoning classification to be located within the development; 
        4.  Development schedule as described in sections 20.676.150 through 20.676.170; 
        5.  A detailed, written narrative discussing how the findings for approval are met; 
        6.  Any other reasonably related information necessary for the commission to act.
    C.  The planning division shall only accept as complete plans that contain the information specified or that is reasonably determined necessary by the director. (Ord. 890, 1999; Ord. 763, 1996; Ord. 167, 1968)
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20.676.070 (PD) Standards
    A.  Setbacks, building heights, distances between buildings, lot coverage, building densities, parking requirements, and landscaping requirements are those established in the base zoning district unless the commission finds that variations in these standards complements and assures the suitable integration of the planned development into the neighborhood or area in which it is located. 
    B.  The following minimum standards apply to all single-family residential planned developments creating parcels less than one-half acre in size and multi-family residential planned developments: 
        1.  A minimum of 25 percent of the garages along a street must have setbacks which are five feet greater than the minimum front-yard setback and setback a minimum of five feet behind the main residence. Garages on interior lots which are accessed from the side and incorporate architectural features, such as windows, along the street frontage may also be considered for meeting this requirement. 
        2.  Where three-car garages are proposed, the three-car garages along a street with the standard 20 foot setback must have recessed and off-set doors. 
        3.  No three-car garages are allowed on lots 6,000 square feet or smaller, except on lots with alley access or lots exceeding 60 feet in width. 
        4.  All planned developments must provide a variety of dwelling elevations appropriate for the scale of the project. Elevations must be approved by the planning commission. At a minimum, the same elevations must not be repeated for adjacent houses. Varied front setbacks, some two-story houses, front porches, bays and balconies are encouraged as ways of achieving variety. 
        5.  Windows, doors, and garage doors (except recessed garage doors) on the front elevation must have raised trim in order to provide visual interest and relief. 
        6.  The commission shall consider the relationship of second-story windows, doors, and balconies with the privacy of neighbors, and may require that these features be redesigned or omitted from second-story rear walls, or may exclude two-story structures from parcels along the exterior boundary of the development. 
        7.  Front yards must contain landscaping, including street trees, lawn or other type of groundcover, shrubs, and an irrigation system. Front yard landscaping for single family residential development must be installed prior to occupancy, or a private agreement (i.e. CC&R’s) must be recorded establishing that a homeowners association or other private organization will require completion of front-yard landscaping within one year of occupancy. All required common area and open space landscaping must be completed prior to occupancy, including landscaping for multi-family residential development.
    C.  Multi-family residential planned developments must meet the specific multi-family development standards of sections 20.660.100.D and 20.664.120. 
    D.  The commission and board may impose additional requirements deemed necessary for consistency with the findings required by section 20.676.040. These may include but are not limited to amenities, such as recreation or play areas and open space, to compensate for any deviations that may be permitted. (Ord. 890, 1999; Ord. 763, 1996; Ord. 167, 1968)
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20.676.080 (PD) Density and intensity standards
    A.  For purposes of calculating single-family residential density, the plan must separately designate a development envelope by phase of development for each type of residential use and each area to be developed for non-residential use. 
    B.  Rules established in this code for determining residential density and number of single-family residential units allowable on constrained and unconstrained land apply to determinations within the planned development overlay. The maximum allowable density for any parcel within the planned development is that for the base district, except as otherwise provided in this chapter. 
    C.  The density of single-family residential development within the planned development is calculated by dividing the acreage of the residential development envelope by the minimum parcels size authorized within the base zoning district. The steps for calculating the total number of single-family residential units allowable within the planned development are as follows: 
        1.  Deduct areas devoted to non-residential uses (i.e. commercial uses) from the total site area; 
        2.  Determine the number of units allowed under the base zoning district by dividing the net residential development envelope size determined in step 1 by the minimum parcel size permitted by the base zoning district. Round down any fraction to the next lowest whole number to obtain the number of allowable units; 
    D.  The residential development envelope may bridge base zoning district boundaries and may be subdivided into phases provided that the density of any given phase does not exceed that permitted within the PD overlay by the base zoning district within that phase. 
    E.  The average lot size or the lot size for particular tracts within the PD may be increased above the average for the single-family development envelopes in order to ensure compatibility with adjacent development within or outside the planned development.     
    F.  Establishing industrial or commercial zoning districts or uses within the receiving area requires transfer development rights in the amount of 10 units per acre. (Ord. 1008, 2002; Ord. 903, 2000; Ord. 890, 1999; Ord. 763, 1996; Ord. 167, 1968)
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20.676.090 (PD) Increases in density
    A.  A planned development situated within a receiving area, as designated by the 1996 Master Plan, as amended, may increase the allowed residential densities by acquiring transfer development rights, as provided by chapter 20.500. If a planned development 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 planned development situated within a receiving area may apply to the planning commission and board, and the planning commission may recommend, and the board may 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 section 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 for a planned development may apply to the planning commission and board, and the planning commission may recommend, and the board may approve, a density bonus or affordable housing agreement, in accordance with the provisions of chapter 20.440. 
    D.  The planning commission may recommend and the board may grant a density bonus of one-half percent (0.5%) for every one percent of the project site area that is dedicated to and accepted by the US Forest Service, Bureau of Land Management (BLM), or other state, federal, county or other public agency overseeing public lands for open space access, agricultural easements or other public purposes. The following standards must be met in order to receive the density bonus: 
        1.  The applicant must submit written evidence, with the submittal of a planned development application, from the applicable public agency that the public agency will accept the offer of dedication and maintenance of the property. 
        2.  The land must be deeded to the public agency prior to, or concurrently with, the recording of the final map. 
        3.  If the planned development is to be recorded in phases, the appropriate amount of area must be dedicated to the public agency with each phase to provide for the relative number of units that are being recorded with that phase. 
        4.  The public agency accepting the dedicated land may require that all applicable lands be dedicated at one time, with the recording of the first phase of a planned development. 
        5.  A deed restriction shall be placed on the open space parcel permanently restricting development on the parcel except for open space or recreational purposes. 
        6.  Where open space is dedicated to and accepted by the applicable public agency, the open space shall be deemed to meet the planned development standards for improved open space. 
        7.  Bonus residential units may be used, in addition to any unused density permitted by the underlying zoning district, to transfer development rights from a designated sending parcel to a receiving area, as defined in the adopted master plan. (Ord. 1054, 2003; Ord. 903, 2000; Ord. 890, 1999; Ord. 801, 1997; Ord. 763, 1996; Ord. 167, 1968)
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20.676.100 (PD) Open space requirements
    A.  Common open space. 
        1.  For exclusively residential projects, except as provided in a and b below, a minimum of 25 percent of the project site must be retained in common open space that must be improved in a park-like setting with active recreational areas. 
            a.  A single-family residential project may be exempted from the common open space requirement if it utilizes transfer development rights for at least 50% of the project density. 
            b.  A single-family residential project may be exempted from providing improved recreational areas within the required open space for those areas determined to be environmentally sensitive, such as meadows, wetlands, perennial springs or streams and major drainage ways, or historical or archeological sites, as determined by the State Historic Preservation Office. 
            c.  The use of existing, native vegetation may be used in conjunction with trails or other amenities to satisfy the requirement for improved recreational areas where a single-family residential planned development is located outside the urban service area, defined in the adopted master plan, and community water is not available. 
            d.  Recreational amenities within the open space areas of multi-family residential planned developments must meet the specific standards of section 20.664.120
        2.  For commercial, industrial, or mixed-use projects, 30 percent of the project site must be devoted to common open space improved in a park-like setting with active recreational areas. No more than 50 percent of common open space requirements may be satisfied on unimproved constrained land, which includes but is not limited to hillside areas or areas located within a primary flood plain. Common open space must be exclusive of road rights-of-way, dedicated easements for public facilities, parking areas and other similar areas. Open space requirements must be determined for the entire planned development at the time of establishment of the planned development overlay district and approval of the tentative plan. 
            a.  A commercial, industrial or mixed-use project may be exempted from providing improved recreational areas within the required open space for those areas determined to be environmentally sensitive, such as meadows, wetlands, perennial springs or streams and major drainage ways, or historical or archeological sites, as determined by the State Historic Preservation Office.
    B.  Open space allocation. Where required, allocation of open space must be made to each development envelope and for each phase of the planned development. The board may establish minimum open space requirements for particular development envelopes or phases of the planned development. In the event that common open space is not to be provided proportionally by phase, the developer must execute a reservation of common open space by grant of easement or covenant in favor of the county authorizing the county to reserve all or a portion of the reserved area to common open space in the event that the development is not completed. 
    C.  Ownership and maintenance of common open space. Where applicable, the landowner of a planned development, pursuant to this chapter, must provide for and establish an organization for the ownership and maintenance of any common open space not dedicated to the public use. The organization must not be dissolved or dispose of any common open space by sale or otherwise without first offering, in writing, to dedicate the common open space to the county. Any offer must be accepted or rejected by the county within one 120 days of the written offer to dedicate. The organization must be authorized to make reasonable assessments to meet its necessary expenditures for maintaining the common open space in reasonable order and condition in accordance with the approved plan. An assessment must be made ratably among the properties within the planned development that have a right of enjoyment of a common open space. The organization must enter into an agreement with the property owners providing for a reasonable method of notice and levy of the assessment and for the subordination of the lien securing the assessment to other liens either generally or specifically described. (Ord. 890, 1999; Ord. 801, 1997; Ord. 763, 1996; Ord. 167, 1968)
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20.676.110 (PD) Revision procedure
A public hearing by the planning commission and board is required before revisions to the plan which involve changes in land use, expansion, or intensification of development, or changes in the standards of development may be approved. The director will determine on a case-by-case basis those instances when a revision to the development plan is necessary, following the same procedure as the original application. Changes in an approved development plan which do not involve changes in land use, expansion, or intensification of development or changes in the standards of development may be approved by the director if the changes are consistent with the purposes, character, and conditions of the development plan. (Ord. 763, 1996; Ord. 167, 1968)
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20.676.120 (PD) Minimum area requirements
    A.  Each planned development must have a minimum area of five acres, except that the board may waive this minimum when proper planning justification is shown. 
    B.  The minimum permitted parcel size for single-family residential lots within a planned development is 5,000 square feet, except where areas are developed with building envelopes and common open space areas are provided around the building envelopes. 
    C.  The minimum parcel size for all areas designated non-residential shall be the minimum parcel size required by section 20.658.010 (Non-residential development standards) according to the applicable zoning district. (Ord. 890, 1999; Ord. 763, 1996; Ord. 167, 1968)
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20.676.130 (PD) Public improvements
All public improvements are required to meet full county standards pursuant to NRS 278.230 through 320 inclusive. All streets must be offered for dedication to Douglas County, except that the use of private roads which meet the specification contained in the design criteria and improvement standards manual for a public road may be permitted upon approval by the board. In addition, if determined necessary for proper traffic circulation, the applicant may be required to provide proper methods of ingress and egress to the development, including acceleration and deceleration lanes, traffic devices, including channelization and signalization. (Ord. 890, 199; Ord. 763, 1996; Ord. 167, 1968)
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20.676.140 (PD) Filing fees
A single fee for the filing of an application for planned development approval and establishment or revision of a planned development overlay, or for the consideration or revision of a development plan, shall be charged, in the amount provided in chapter 20.40. Additional fees for the component approvals of land division and special use permit will not be charged. (Ord. 763, 1996; Ord. 167, 1968)
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20.676.150 (PD) Development schedule, modification, or revocation

    A.  An application for planned development approval must be accompanied by a development schedule, including a phasing plan, indicating the dates when applications for final approval of all sections of the plan are to be filed and, in the case of tentative maps, dates that the final map or series of final maps must be recorded by.  The development schedule, if approved by the board, shall be set forth in a minute action and become a part of the development plan. The board may approve a modification, as allowed under NRS Chapter 278A, to the development schedule, including a phasing plan, unless a different timeframe is set by a development agreement.  The board may add, delete, and/or modify the conditions of approval for a planned development when approving a modification to a development schedule. 
    B.  Tentative approval shall be revoked for areas included in the plan for which final approval has not been given if: 
        1.  The landowner elects to abandon the plan or any part thereof, and so notifies the director in writing; or
        
2.  The landowner fails to file application for the final approval within the required time.  (Ord. 1328, 2010; Ord. 96-763, 167, 1968)

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20.676.170 (PD) Development schedule, revocation or amendment
If, in the opinion of the commission, the owner or owners are failing or have failed to meet the approved schedule, the commission may initiate proceedings to reclassify the property and revoke the approval of the development plan, or to amend the development plan. (Ord. 1328, 2010; Ord. 763, 1996)
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20.676.180 (PD) Identification
Each planned development overlay must be numbered, the first adopted being shown on the zoning map as Planned Development (1) and each zone subsequently adopted being numbered consecutively. (Ord. 763, 1996)
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20.676.190 (PD) Compliance with chapter, application restricted
Compliance with any requirement contained in this chapter shall not be construed to relieve the applicant from compliance with subdivision regulations, building code requirements, or any other applicable regulations of the county, except when they are modified in the approval process. (Ord. 763, 1996)
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20.676.200 (PD) Status of plan after tentative approval
    A.  Tentative approval of a planned development plan does not qualify the plan for recording or authorize development or the issuance of any building permits. Recording and development of the planned development requires filing and approval of substantially conforming applications for final approval of each phase within the time specified in the order approving the application for tentative approval. 
    B.  A plan which has been approved by the board as submitted, or which has been given tentative approval with conditions which have been accepted by the developer, may not be modified, revoked or otherwise impaired by action of the county pending an application for final approval without the consent of the developer or assigns, except as provided in section 20.676.210. (Ord. 763, 1996)
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20.676.210 (PD) Revocation of tentative approval
    A.  Tentative approval may be revoked in accordance with the procedures set forth in chapter 20.32 and the portion of the area included in the plan for which final approval has not been given shall be subject to the current provisions of this development code if:     
        1.  The developer elects to abandon the plan or any part thereof, and so notifies the county in writing; or 
        2.  The landowner fails to file applications for final approval within the times established in the tentative approval. (Ord. 763, 1996)
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20.676.220 (PD) Procedure for final plan approval
    A.  Application requirements. An application for final approval of a phase or phases of a planned development must be submitted to the director on forms provided by the department within the times specified by the tentative approval of the plan. The application for final approval may be for all the land included in a tentatively approved plan or, to the extent set forth in the tentative approval, for a phase of the plan. The application must be accompanied by the maps, drawings, specifications, fees, covenants, easements, conditions and forms of performance security required in the tentative approval or otherwise required by law. If a tentative map is submitted with the development plan, a final map must be approved at or before final plan approval 
    B.  Determination of substantial compliance. The director will review the application for final approval and all information submitted and determine whether it complies with the approved tentative plan. The plan submitted for final approval shall not be in substantial compliance if any modification: 
        1.  Varies the proposed gross residential density or intensity of use; 
        2.  Varies the proposed ratio of residential to non-residential use; 
        3.  Involves a reduction of the area set aside for common open space or involves the substantial relocation of the area; 
        4.  Substantially increases the floor area proposed for non-residential use; 
        5.  Substantially increases the total ground areas covered by buildings or involve a substantial change in the height of buildings; 
        6.  No longer meets adequate public facilities standards of this title, except for minor modifications in the location and design of streets or facilities for water and for disposal of stormwater and sanitary; or 
        7.  Is not accompanied by proof of satisfaction of conditions imposed as prerequisites to final plan approval.
    C.  Approval of applications which substantially comply with tentative approval. The director shall approve a final plan if it is in substantial compliance with the plan as tentatively approved. (Ord. 763, 1996)
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20.676.230 (PD) Procedure on determination of noncompliance
    A.  If the final plan as submitted for final approval is found by the director not to be in substantial compliance with the plan as tentatively approved, the director must, within 30 days of the date of filing of the application for final approval, notify the developer in writing the particular ways in which the plan is not in substantial compliance with the tentative approval. 
    B.  The developer may: 
        1.  Treat the notification as a denial of final approval; 
        2.  Refile the plan in a form which is in substantial compliance with the plan as tentatively approved; or 
        3.  File a written appeal request with the director that a hearing be set before the commission on the application for final approval.
    C.  If the developer elects the alternative set forth in paragraphs B (2) or B (3), he may refile his plan or file a request for a public hearing, as the case may be, on or before the last day of the time within which he was authorized by the tentative approval to file for final approval, or 30 days from the date he receives notice of the refusal, whichever is the latter. 
    D.  The public hearing must be held within 30 days after the request for the hearing is made by the landowner. Notice must be given in accordance with chapter 20.20 and the hearing shall be conducted in the manner prescribed in chapter 20.24. Within 20 days after the conclusion of the hearing, the commission shall either grant final approval of the plan or deny final approval of the plan. The grant or denial of final approval of the plan shall contain the findings of fact required in section 20.676.040. (Ord. 763, 1996)
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20.676.240 (PD) Certification, filing and recording of approved plan
A plan, or any part, which has been given final approval, must be certified without delay by the county and filed of record in the county recorder’s office before any development occurs in accordance with the plan. The county recorder must not file for record any final plan unless, if required by the provisions of this code, a final map has been approved, the certificates of approval as required under NRS 278.377 have been provided, or the map is accompanied by evidence that the approvals were requested more than 30 days before the date on which the request for filing is made, and that the approval has been refused. (Ord. 763, 1996)
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20.676.250 (PD) Effect of recordation
After the final map is recorded for the planned development, or any phase, the zoning and subdivision regulations of this code plan apply to the land subject to the final map or phase only to the extent that these regulations have been incorporated in the final plan as recorded. (Ord. 763, 1996)
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