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
20.708 Subdivision Application Procedure and Approval Process
20.708.010 General requirements
20.708.020 Tentative subdivision map procedures
20.708.030 Tentative subdivision map findings
20.708.040 Conditions and phasing of maps
20.708.050 Duration, extension, and amendment of tentative subdivision map
20.708.060 Procedures for final subdivision map
20.708.070 Effect of approval
20.708.080 Signing and recordation of final subdivision map
20.708.090 Reversion of final subdivision map
20.708.100 Procedures for planned development applications

20.708.010 General requirements
    A.  General procedures. All subdivision applications shall be processed in two stages: 
        1.  Application for tentative map approval; and 
        2.  Application for final map approval.
The director shall be the designated official. The board shall be the final decision maker for purposes of tentative subdivision maps; the director shall be the final decision maker for purposes of final subdivision maps, except as otherwise provided. 
    B.  Preapplication conference. Before preparing the tentative subdivision map, the subdivider may file a preliminary review application with the department to discuss the procedure for approval of a tentative subdivision map and the requirements as to the general layout of streets and for reservations of land, street improvements, drainage, sewerage, fire protection, and similar matters, as well as the availability of existing services, including schools. 
    C.  Applicability. All owners of land or their authorized representatives who propose to divide any land or portion thereof, vacant or unimproved, for transfer or development into five or more lots, parcels, sites, units or plots, or to create a commercial subdivision, pursuant to NRS 278.325, shall file an application for approval of a tentative subdivision map.
Unless a method of disposition is adopted for the purpose of evading this chapter or would have the effect of evading this chapter, the provisions of this part shall not apply to: 
        1.  A division of land into large parcels which creates lots, parcels, sites, units or plots of land, each of which comprises 40 nominal acres or more of land including roads and roadway easements, and is subject to chapter 20.716, below; 
        2.  Any division of land which is ordered by any court in this state or created by operation of law; 
        3.  A lien, mortgage, deed or trust or any other security instrument, provided, however, that creation or foreclosure of such an instrument on a portion of a larger parcel shall not result in the division of the larger parcel; 
        4.  A security or unit of interest in any investment trust regulated under the laws of the state or any other interest in an investment entity; 
        5.  Cemetery lots; or 
        6.  An interest in oil, gas, minerals or building materials which are now or hereafter severed from the surface ownership of the real property. (Ord. 801, 1998; Ord. 763, 1996; Ord. 390, 1981; Ord. 158, 1967)
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20.708.020 Tentative subdivision map procedures
    A.  Application. The landowner or his authorized representative shall tender a complete tentative map application with the department in accordance with the established and published submittal schedule. The application shall contain the following items: 
        1.  A description of all contiguous holdings of the owner, including land in the same ownership with indication of the portion of the property which is to be subdivided; 
        2.  The number of copies of the tentative subdivision map, with contents as prescribed in the application form; 
        3.  A certificate from the county treasurer stating that no taxes or assessments are delinquent; 
        4.  A statement as to whether the subdivision is to be developed in phases; 
        5.  Written evidence indicating that all applicable fees and application materials have been submitted to the Nevada Division of Environmental Protection, Water Quality Division; 
        6.  Copies of all applicable “will serve” letters; 
        7.  Copies of all applicable special studies and reports; 
        8.  Other information necessary for review of the tentative subdivision map required by administrative regulations or this code. 
    B.  Contents of tentative subdivision map. Every tentative subdivision map shall show, at minimum, the following data and information: 
        1.  List of the names, addresses and telephone numbers of the owners of record, subdivider and the engineer or surveyor preparing the map; 
        2.  List of the names, addresses and telephone numbers of public utility companies which will serve the subject property, including water supply and method of sewage disposal; 
        3.  A north point, scale, date, boundary line and dimensions of the project. The direction of the north arrow should be shown pointing towards the top or right hand side of the map; 
        4.  Show the entire assessor’s parcel, identify any remainder portion, and any contiguous properties under common ownership (whole or partial ownership); 
        5.  Legal description of the land included within the tentative subdivision map sufficient to define the boundaries of the map. Note: A portion of a section is not sufficient. If the boundary is by metes and bounds, that description shall be on the tentative map; 
        6.  The parcel layout, the approximate dimensions of each lot, where pads are proposed for building sites, the approximate pad elevation, the elevations of all adjacent parcels, the top and toe of cut and fill slopes to scale, preliminary design and approximate finish of all grading, and a number for each parcel on consecutive numbers. Any portion of property in common contiguous ownership not included in the map shall be labeled as a remainder parcel; 
        7.  In tabular form, indicate the approximate acreage, the number of lots, proposed density, existing and proposed zoning and master plan designations, proposed use of lots, number of lineal feet of new streets, and acreage of any remainder parcels; 
        8.  Zoning and master plan designations and land uses of adjoining properties, including across any rights-of-way. Indicate distance from property line to any off-site structures that are within 25 feet of property line;         
        9.  Note and dimensions of all existing structures, indicating the use of each structure and whether structure is to remain or to be removed. In addition, show all parking facilities and driveways; 
        10.  The street, approximate gradient or centerline profile for each proposed highway, street easement and drainage improvement shown of the tentative subdivision map; 
        11.  Note the width and approximate locations of all existing and proposed easements or rights-of-way, including any proposed to be abandoned as part of the subdivision map whether for public or private roads, drainage, sewers, or flood control purposes, shown by dashed lines. Overhead utility lines on peripheral streets shall also be indicated. Existing easements shall show the name of the easement holder, purpose of easement, and legal reference (official records) for the easement. If an easement is blanket or intermittent in nature, a note to this effect shall be placed on the tentative map; 
        12.  Note of the approximate radius of all centerline curves on highways, streets or ways; 
        13.  The locations of all areas subject to inundation or flood hazard and the locations, width, and directions of flow of all watercourses and flood control areas within and adjacent to the property involved. Include community panel number, date of the Flood Insurance Rate Map (FIRM) index map, and the method for handling storm water; 
        14.  Locate, by distance from existing and proposed property lines and other above ground structures, the placement on the property of all existing structures and other manmade features including buildings, utility poles, fences, driveways, signs, existing wells, sewers, septic systems (including leach lines), culverts, bridges, drain pipes, fire hydrants and sand, gravel or other excavations within the subdivision. Indicate which existing structures will remain and which will be removed; 
        15.  The tentative subdivision map must show contour of land at intervals of not more than two feet if the general slope of the land is less than the 10 percent and five feet for all other areas. This shall include an area of not less than 100 feet surrounding the tentative subdivision map. Indicate contour interval and the source and date the contours were compiled; 
        16.  Vicinity map of the area showing the proposed subdivision map in relation to any established roads or other landmarks so that the site can be easily located. Indicate the proposed access route to the site from the nearest public maintained road; 
        17.  On a subdivision map consisting of a condominium project or a planned development, the tentative subdivision map shall show, by dashed lines, the approximate location from all existing and proposed property lines and building envelopes and other structures to be erected; 
        18.  The claimant number under the Alpine Decree or any other court decree, identity and location of any existing or proposed drainage conveyance ditches, or other irrigation water conveyance structure within or adjacent to the proposed subdivision. The subdivision map shall also provide dimensioned typical channel cross sections with centerline, average slope through the property, arrows indicating direction of irrigation flow, and design flow capacity of conveyance structures. If the proposed subdivision includes water impoundment there must be identification of the source of water and documentation of the state engineer's approval for the water rights. 
    B.  Processing by director. The director or his designee will distribute copies of the tentative subdivision map and accompanying materials to all agencies charged by statute. The director will determine within 3 working days whether the application for a tentative subdivision map is complete, and notify the applicant, in writing, of his finding. If complete, and applicable fees are tendered and collected, the director will file his report with the commission and schedule the application for public hearing. 
    C.  Hearing notice and procedure. Notice of the hearings before the commission and the board shall be provided in accordance with chapter 20.20. In addition to the notice otherwise required, notice shall be given to any conveyance ditch users adjacent to or downstream of the proposed map. The ditch users to be notified shall be determined from the list of water right owners compiled by the Federal Water Master's Office, or for those conveyance facilities not covered by the Alpine Decree from the list of water right owners maintained by the state engineer. Hearings shall be held in accordance with the procedures established in chapter 20.24. 
    D.  Planning commission recommendation. Within 60 days after the official filing date, the commission shall hear the application and recommend to the board approval, conditional approval or disapproval of the tentative subdivision map in accordance with the procedures established in chapter 20.10, unless the time period is extended by mutual consent of the applicant and the commission. The commission shall set forth findings and reasons for its decision in accordance with the criteria identified in chapter 20.708.030. 
    E.  Decision by board. Within 30 days after receipt of the commission's recommendation, unless the time is extended by mutual consent of the applicant and the board, the board shall conduct a public hearing, and approve, conditionally approve or disapprove the tentative subdivision map. The review and decision of the board shall conform to the provisions of chapter 20.12 and include findings and reasons for its decision in accordance with the criteria identified in chapter 20.708.030. (Ord. 1292, 2009; Ord. 1241, 2008; Ord. 801, 1998; Ord. 763, 1996; Ord. 641, 1994; Ord. 606, 1993; Ord. 539, 1991; Ord. 495, 1989; Ord. 390, 1981; Ord. 158, 1967)
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20.708.030 Tentative subdivision map findings
    A.  The commission in making its recommendation and the board in rendering a decision on the tentative subdivision map shall base its decision on the requirements of NRS and make affirmative findings on the following factors, taking into account the recommendations of reviewing agencies: 
        1.  The property to be subdivided is zoned for the intended uses and the density and design of the subdivision conforms to the requirements of the zoning regulations contained in this code; 
        2.  If planned development is proposed, the tentative subdivision map conforms to the density requirements, lot dimension standards and other regulations applicable to planned developments; 
        3.  The tentative subdivision map conforms to public facilities and improvement standards contained in the development code; 
        4.  The tentative subdivision map conforms to the improvement and design standards contained in the development code and adopted design criteria and improvement standards; 
        5.  If applicable, that a phasing plan has been submitted and is deemed acceptable; 
        6.  The approval contains terms that plan for the possibility of abandonment or termination of the project; 
        7.  There are no delinquent taxes or assessments on the land to be subdivided, as certified by the county treasurer; 
        8.  The project is not located within an identified archeological or cultural study area, as recognized by the county. If the project is located in a study area, an archeological resource reconnaissance has been performed on the site by a qualified archeologist and any identified resources have been avoided or mitigated to the extent possible per the findings in the report. (Ord. 801, 1998; Ord. 763, 1996; Ord. 390, 1981)
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20.708.040 Conditions and phasing of maps
In addition to all other conditions that may be recommended by the commission and required by the board pursuant to chapter 20.14 in reviewing a tentative subdivision map, the following actions may be taken: 
    A.  Except as otherwise provided, as a condition of tentative subdivision map approval, the commission may recommend and the board may require that the subdivider install and dedicate to the county all public improvements, whether on-site or off-site, prior to the signing of the final subdivision map by the chairman of the commission. In lieu of such requirement, the board shall require that the subdivider provide adequate assurances for completion and maintenance of improvements.     
B.  The commission may recommend and the board may require as a condition of tentative subdivision map approval that the subdivider divide the subdivision into two or more phases, provided as follows: 
        1.  Each phase must be designed to meet the public facilities and improvement standards independently and as part of the overall design. 
        2.  The final map must be approved and recorded for the initial phase within four years of tentative subdivision map approval, and the final map for each subsequent phase must be approved and recorded within two years following recording of the final map for the previous phase. The board may grant a single extension of two years for final map approval for each phase. 
        3.  All phases must be completed, and all final maps approved and recorded, within ten years of the date of initial subdivision map approval by the board. 
        4.  Amendment of the approval to permit development beyond the initial ten year period will require submission and approval of a new tentative subdivision map application, and the approval may be conditioned on compliance with statutes, codes, design standards, fees and capital improvements plans current at the time of application for such amendment. 
        5.  The board and the applicant may enter and adopt a development agreement, pursuant to chapter 20.400, to implement the provisions of this chapter. 
    C.  Where a commercial subdivision is proposed pursuant to NRS, and the subdivider desires to record a single final map without the completion or securing of improvements, the Board may approve the map and allow recording of the final map subject to the following: 
        1.  A conceptual development phase plan is submitted concurrently with the tentative map indicating the proposed development phasing, including a general description of improvements, on-site and off-site to be constructed with each development phase. 
        2.  Improvement plans are to be submitted and approved for the entire project site. The improvement plans shall be subject to modification, based on changes to title 20 or the county design criteria and improvement standards as they relate to public health and safety. 
        3.  A security agreement shall be prepared and approved subsequent to the filing of the final map, consistent with title 20. In addition to the standard provisions, the plan must provide a detailed description of on-site and off-site improvements to be provided prior to the issuance of a building permit within a given development phase. 
        4.  No building permit will be issued on the site until any and all required improvements are constructed or secured, and provided that those improvements required for fire protection and emergency access are in place. (Ord. 1345, 2011; Ord. 801, 1998; Ord. 763, 1996; Ord. 516, 1990; Ord. 390, 1981)
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20.708.050 Duration, extension, and amendment of tentative subdivision map
    A.  The subdivider shall present to the director a final subdivision map, prepared in accordance with the tentative subdivision map. The map shall cover the entire area for which the tentative subdivision map was approved, or one of a series of final subdivision maps, each covering one or more phases of the approved tentative subdivision map. Unless a longer time is provided in a development agreement or an agreement pursuant to NRS 278.350, the final map covering the entire subdivision or the first of a series of final maps covering a portion of the approved tentative map shall be recorded within four years after the date of approval of tentative subdivision map by the board, or if the subdivider elects to present a successive map in a series of final maps, the subdivider shall present, on or before the second anniversary of the date on which the subdivider presented to community development the first in the series of final maps, the next final map covering a potion or the entire area of the approved tentative map. 
    B.  The board may extend the period for presentation of final successive subdivision map covering a portion of the approved tentative map for not more than two years after the expiration of the two-year period for presenting the successive final subdivision map.  If the subdivider is presenting in a timely manner a series of final maps, each covering a portion of the approved tentative map, no requirements other than those imposed on each of the final maps in the series may be placed on the map when an extension of time is granted unless the requirement is directly attributable to a change in applicable laws which affect the public health, safety or welfare.  Extension applications mut be accompanied by the applicable fee and written statement of justification and must be filed 45 days prior to the expriation of the final map. 
    C.  At any time after tentative subdivision map approval, and before the time required for presentation of a final subdivision map, the subdivider may request amendment to the approval or conditional approval of the tentative subdivision map. The director may approve minor tentative subdivision map amendments in accordance with section 20.768.020, subject to appeal to the commission, in accordance with chapter 20.28. Major amendments shall be determined in accordance with the procedures for original approval of the tentative subdivision map under this chapter. Additional conditions may be attached to approval of the tentative subdivision map amendment which are reasonably related to the proposed amendment. A subdivider who is unwilling to accept conditions attached to the proposed amendment may withdraw the amendment. Action on the application for amendment of the tentative subdivision map shall not stay the period for presenting the final subdivision map, unless a request for extension pursuant to paragraph B is approved. 
    (Ord. 1345, 2011; Ord. 1292, 2009; Ord 973, 2001; Ord. 801, 1998; Ord. 763, 1996; Ord. 615, 1993; Ord. 598, 1993; Ord. 499, 1989; Ord. 390, 1981)
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20.708.060 Procedures for final subdivision map

    A.  Application requirements. Following approval of the tentative subdivision map, a subdivider who wishes to proceed with the subdivision shall file with the director an application for final approval and recordation of the final subdivision map, prepared on standardized forms available at the office of the department. The application shall contain the following information: 
        1.  The original signed linen and at least five blue line copies of the final subdivision map in the form required by paragraphs B and C, containing all required certificates and acknowledgments required by paragraph D; 
        2.  A certificate from the county treasurer stating that taxes and assessments are paid in full; 
        3.  Improvement plans approved by the county engineer, and other agencies required to approve the construction plan along with either a signed executed improvement agreement or a certificate of satisfactory completion issued by the county engineer; 
        4.  Written documentation that all conditions of the tentative map have been met; 
        5.  Other items listed on the application form. 
    B.  Form of final subdivision map. The entire final subdivision map shall be clearly and legibly drawn or stamped in black waterproof India ink upon good tracing linen or mylar. Each sheet shall be 24 inches by 32 inches in size; a marginal line shall be drawn completely around each sheet leaving an entirely black margin of one inch at the bottom, top and right edge and two inches at the left edge on the 24-inch dimension. The exterior boundary of land included within the subdivision shall be indicated by a colored border. 
    C.  Final subdivision map contents. Every final subdivision map shall show all data required for the tentative subdivision map except contour lines, position of buildings, relationship to streets and highways beyond areas shown on the map and the proposed use of building sites and shall contain in addition the following data: 
        1.  The map shall show all details clearly with the necessary information for intelligent interpretation of the items and location of points, lines and areas shown. All streets, drives, walks, alleys, parks, easements, etc., must be designated as such and be definitely established with bearings and distances. The subdivision shall show bearings and lengths of all lines and the radius, central angle, length of curve and tangent length for all curved lines. The calculated closure shall be mathematically exact to the nearest one-hundredth foot and to one-second of angle. The scale and basis of bearing shall be shown. Ties shall be made to the USCG Control Points or Nevada State Coordinate System Points by the State Highway Department or other engineers, whenever these controls are available. The map scale should not be smaller than 100 feet to one inch; 
        2.  The location and description of monuments or other evidence bound upon the ground and using the terrain the boundaries of subdivisions. The exterior boundaries of subdivisions shall be indicated by a colored border and any land included within said boundary which is not a part of the subdivision or any adjoining subdivision shall be sufficiently identified in order to locate precise limits of the proposed subdivision; 
        3.  Each town boundary and government land survey line crossing adjoining the subdivision with adequate ties to monuments set or boundary within same. No lot shall be cut by a town or a county boundary line; 
        4.  The title of the final subdivision map shall be the same of the subdivision map as it appears on the approved tentative subdivision map, with all conditions satisfied, and shall be shown together with the scale used on each sheet of the final subdivision map and the number of the sheets totaled;     
        5.  If any portion of the land within the boundaries of the final subdivision map is subject to inundation, storm flow conditions, geologic hazard or other hazard, the land so affected shall be clearly marked by prominent note on each sheet; 
        6. A reference to any private covenants, conditions and records to be recorded with the map; 
        7.  A signed statement indicating a petition of annexation into any special taxing district, if the subject property is so located. 
        8.  Other items listed on the application or required by conditions of approval. 
    D.  Final subdivision map certificates. The following certificates and acknowledgments shall appear on the final subdivision map and shall be combined when appropriate: 
        1.  A certificate signed and acknowledged by all parties having any record title interest in the land subdivided, consenting to the preparation and recordation of the map; 
        2.  A certificate signed and acknowledged as above, offering for dedication for certain specified public uses those certain parcels of land which the parties desire so dedicated; 
        3.  A certificate of title indicating: 
            a.  That each person signing the final subdivision map owns a record of interest in the land and that all the owners of record of the land have signed the final subdivision map; 
            b.  Listing of any lien or mortgage holders of record, if any. If there are no lien or mortgage holders of record, the fact that there are none shall be stated in the certificate; 
            c.  The certificate of title shall be signed and dated by an officer of the title company responsible for the statements contained within said title certificate;
        4.  A certificate by the surveyor responsible for the survey and final subdivision map as prescribed by state law; 
        5.  A certificate by the county engineer stating that he has examined the final subdivision map, that he is satisfied that the map is technically correct, and that subdivider has complied with one of the following alternatives: 
            a.  All the improvements have been installed in accordance with the requirements of these regulations; or 
            b.  Adequate assurances have been provided that improvements will be completed and maintained in accordance with chapter 20.720; 
        6.  A certificate by the health division of the department of human resources indicating that the final subdivision map is approved concerning sewage disposal, water pollution, water quality and water supply facilities; 
        7.  A certificate by the division of water resources of the state department of conservation and natural resources showing that the final subdivision map is approved concerning water quality and any other matters in its jurisdiction; 
        8.  A certificate of the district that the map conforms to the approved tentative subdivision map and all conditions imposed upon such approval have been satisfied; 
        9.  A certificate for execution by the county clerk stating that the county has approved the map and accepted (or deferred) on behalf of the public the parcels of land offered for dedication for public use in conformity with the terms of the offer of dedication; 
        10.  A certificate by the appropriate public utilities accepting the designated easements; 
        11.  Proper certificates of a notary public as required; 
        12.  A certificate for execution by the county recorder concerning the appropriate recording data required by NRS § 278.460. 
        13.  If the property includes, impacts, or is adjacent to a conveyance ditch, a letter to the chief planning official by the water conveyance advisory committee stating that all irrigation water conveyance facilities and associated access and maintenance easements or rights-of-way are depicted on the map; 
        14.  A certificate granting rights-of-way for water conveyance and maintenance. The grant of the right-of-way shall run to the benefit of all persons entitled to the use of the conveyance ditch under the Alpine Decree or other court decree and their successors in interest or to any ditch company or similar entity having an interest in or responsibility for the water conveyance ditch and associated structures; 
        15.  Other certificates as may be required.
    E.  Director’s decision. 
        1.  Prior to its expiration or within 35 working days following the determination that the final map application is complete, the director shall render his or her decision on the application for final subdivision map approval. 
        2.  The director shall approve the map only if he or she finds that: 
            a.  The map conforms in every respect with the approved tentative subdivision map, as amended; 
            b.  All conditions established upon approval of the tentative subdivision map, as amended, have been satisfied; 
            c.  The final subdivision map conforms with all county ordinances applicable at the time of the decision on the final subdivision map; 
            d.  All required improvements have been installed as certified by the county engineer, or sufficient assurances for completion and maintenance of improvements have been made pursuant to this development code; 
            e.  All necessary certificates required by state law or by the development code have been presented with the application of approval of the final subdivision map;
        3.  The director may defer a decision on the final map to the planning commission, and the decision of the director may be appealed to the planning commission pursuant to section 20.28.020.

  1. The director may, at the time of approval of the final subdivision map, shall reject any or all offers of dedication. Acceptance shall be made in accordance with adopted board policy. (Ord. 801, 1998; Ord. 763, 1996; Ord. 615, 1993; Ord. 539, 1991; Ord. 500, 1989; Ord. 394, 1981; Ord. 390, 1981; Ord. 158, 1967)
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20.708.070 Effect of approval
No vested right shall accrue to the owner, subdivider or developer of any subdivision by reason of tentative or final subdivision map approval until the actual signing of the final subdivision map by all parties required to sign the map. All requirements, conditions, or regulations adopted by the county applicable to the subdivision or on all subdivisions generally shall be deemed a condition for any subdivision prior to the time of signing of the final subdivision map by the county engineer. Where the county has required the installation of improvements prior to signing of the final subdivision map, and improvements have, in fact, been completed, the subdivider may be required to comply with the local laws and regulations in effect at the time when the final subdivision map is considered for approval only if the commission makes a finding on the record that such compliance is necessary to prevent a substantial risk of injury to the public health, safety and general welfare. (Ord. 801, 1998; Ord. 763, 1996; Ord. 500, 1989; Ord. 390, 1981)
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20.708.080 Signing and recordation of final subdivision map
    A.  Signing of map. 
        1.  When an improvement agreement and security are required, the county engineer shall endorse approval of the map only after security has been provided and all conditions of the map have been satisfied. 
        2.  When installation of improvements is required, the county engineer shall endorse approval on the map only after all conditions of the map have been satisfied and upon issuance of a notice of completion. 
        3.  The county engineer shall sign the map only after determination in cooperation with any utility providing water service to the subdivision or accepting improvements for maintenance that the map is in compliance with the county code relating to the dedication of facilities, water rights and rights-of-way.
    B.  Recording of the map. It shall be the responsibility of the department to file the original map with the county clerk for signing and submission to the county recorder within 15 working days of the date of approval of the final subdivision map by the commission. Simultaneously with the filing of the map the department shall cause to be recorded such other legal documents as may be required to be recorded by the county. (Ord. 763, 1996; Ord. 500, 1989; Ord. 390, 1981; Ord. 158, 1967)
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20.708.090 Reversion of final subdivision map
A final subdivision map which has been recorded may be revoked pursuant to chapter 20.32, and the subdivision reverted to acreage, pursuant to sections 20.768.030 and 20.768.040, where applicable, in the event that the subdivider or his successor in interest fails to complete improvements as required by the subdivision improvement agreement, development agreement or as otherwise provided by law. The proceeding may be initiated by either the owner or the county. At the initiation of proceedings to revoke or revert to acreage, the county shall record a document with the county clerk and recorder's office giving notice thereof. If final subdivision approval is revoked or the property reverted to acreage, the board order to that effect will be recorded with the county clerk and recorder's offices, the subdivision will no longer be valid and further sale or development of lots or parcels within the revoked subdivision shall be prohibited without approved division of land pursuant to this development code. (Ord. 1311, 2010; Ord. 763, 1996; Ord. 390, 1981; Ord. 158, 1967)
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20.708.100 Procedures for planned development applications
Whenever an application for planned development proposes the division of land into five or more parts, the applicant shall include with such application a tentative subdivision map, to be processed in accordance with the provisions of chapter 20.676 and this chapter. Consideration of the tentative subdivision map shall be reviewed in conjunction with the application for planned development approval, and approval of the tentative subdivision map shall be conditioned upon final approval of the planned development. (Ord. 763, 1996; Ord. 167, 1968)
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