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

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County Codes
Title 20 Consolidated Development Code
20.800 General Provisions
20.800.010 Declaration
20.800.020 Policy
20.800.030 Purpose
20.800.040 Specialized or uniform codes adopted
20.800.050 Definition of words and terms
20.800.060 Interpretation, conflict, and separability
20.800.070 Validity of permit
20.800.080 Suspension or revocation
20.800.090 Emergency powers
20.800.100 Enforcement, violations, and penalties

20.800.010 Declaration
This part is “Building and Construction Permits”, Part IV of the Douglas County development code. (Ord. 802, 1998)

20.800.020 Policy
    A.  It is the county’s policy that the issuance of building and construction permits is subject to the control of the county pursuant to the master plan for the orderly, planned, efficient, and economical development of the county. 
    B.  Before issuing a permit, the property must be able to be used safely without danger to health or peril from fire, flood, slope instability or other menace, and that adequate public facilities and improvements exist or are proposed to be constructed and proper drainage, water, sewerage, and capital improvements such as schools, parks, recreation facilities, transportation facilities are provided, and improvements comply with the provisions of this code. (Ord. 802, 1998)

20.800.030 Purpose
The purpose of this part is to prescribe regulations governing conditions hazardous to life and property from fire or explosion and to provide minimum standards to safeguard life or limb, health, property and public welfare by regulating and controlling the design, construction, encroachment of public rights-of-way, quality of materials, use and occupancy, location and maintenance of all buildings, structures, public and private utilities and infrastructure within Douglas County and certain specifically regulated equipment. The purpose of this part is not to create or otherwise establish or designate any particular class or group of persons who will or should be especially protected or benefited by the terms of this code. (Ord. 802, 1998)

20.800.040 Specialized or uniform codes adopted
    A.  The board adopts the following nationally recognized codes together with the supplements, listed changes, additions and deletions as noted: 
        1.  The International Building Code (IBC), 2012 Edition, and Appendices C, E, I and J as amended, except the portions deleted, modified or amended by Appendix B. 
        2.  The International Residential Code (IRC), 2012 Edition, and Appendices A, B, C, G, H, J, K, P and Q as amended, except the portions deleted, modified or amended by Appendix B. 
        3.  The board adopts the Uniform Mechanical Code (“UMC”), 2012 Edition including Appendix Chapter A, B and C. 
        4.  The board adopts the Uniform Plumbing Code (“UPC”), 2012 Edition and the IAPMO Installation Standards and Appendices A, B, C, D, E, F, I, J and L except for the portions deleted, modified or amended by Appendix B. 
        5. The board adopts the National Electrical Code (“NEC”), 2011 Edition, except for the portions deleted, modified or amended by Appendix B. 
        6.  The International Energy Conservation Code, 2012 Edition, International Energy Conservation Code, except the portions deleted, modified or amended by Appendix B. 7. National Fire Protection Association (NFPA) 58, 54 and 96. 
The Board adopts the 2012 International Fire Code(IFC) for the entirety of Douglas County, except portions deleted, modified oramended by Appendix B.      
       8.The Board adopts the 2012 International Wildland Urban Interface Code (WUI) forall land within the Tahoe Douglas Fire Protection District only, except theportions deleted, modified or amended by Appendix B. 
    B.  Subsequent editions of the 2012 International Building Code, 2012 International Residential Code, 2012 Uniform Plumbing Code, 2012 Uniform Mechanical Code, 2011 National Electrical Code, 2012 International Energy Conservation Code 2012 International Fire Code, and the 2012 International Wildland Urban Interface Code may be adopted following the annual date of the most current edition.  Allthe provisions of this chapter and in Appendix B that are more restrictive than those contained in any subsequent edition of the currently adopted editions will remain in full force and effect. (Ord. 1460, 2016; Ord. 1401, 2013; Ord. 1399, 2013; Ord. 1303, 2010; Ord. 1211, 2007; Ord. 1131, 2005; Ord. 802, 1998; Ord. 711, 1995; Ord. 641, 1994; Ord. 558, 1992; Ord. 469, 1987; Ord. 441, 1985; Ord. 440, 1985; Ord. 439, 1985; Ord. 438, 1985; Ord. 437, 1985)

20.800.050 Definition of words and terms
In this code, wherever the International Plumbing Code is used, reference the Uniform Plumbing Code. Wherever the International Mechanical Code is used, reference the Uniform Mechanical Code. Wherever the International Fuel Gas Code is used, reference NFPA 54. (Ord. 1131, 2005)

20.800.060 Interpretation, conflict, and separability
    A.  In their interpretation and application, the provisions of these regulations are the minimum requirements for the promotion of the public health, safety, and general welfare. 
    B.  These regulations are not intended to interfere with, abrogate, or annul any other ordinance, rule or regulation, statute, or other provision of law. Where conflicts occur between the technical codes, those provisions providing the greater safety of life shall govern. In other conflicts where sanitation, life safety, or fire safety are not involved, the most restrictive provisions shall govern. Where in a specific case different sections of the technical codes specify different materials, methods of construction or other requirements, the most restrictive shall govern. When there is a conflict between a general requirement and a specific requirement, the specific requirement shall be applicable. When conflicts occur between specific provisions of this code and administrative provisions in a technical code which is then applicable within this jurisdiction, those provisions becoming the law most recently shall prevail. 
    C.  Wherever an IBC or IRC reference is made to the UBC appendix, the provisions in the appendix do not apply unless specifically adopted by the county. (Ord. 1131, 2005; Ord. 802, 1998)

20.800.070 Validity of permit
    A.  The issuance or granting of a permit or approval of plans, specifications and computations will not be construed to be a permit for, or an approval of, any violation of any of the provisions of this part or other law. Permits presuming to give authority to violate or cancel the provisions of this code or other ordinances of the jurisdiction are not valid. 
    B.  The issuance of a permit based on plans, specifications and other data will not prevent the building official from requiring the correction of errors in the plans, specifications and other data, or from preventing building operations being carried on when in violation of this part, other law or the current adopted building codes. (Ord. 1131.2005; Ord. 802, 1998)

20.800.080 Suspension or revocation
The building official may, in writing, suspend or revoke a permit issued under the provisions of this part whenever the permit is issued in error or on the basis of incorrect information supplied, or in violation of any ordinance or regulation or any of the provisions of this part. (Ord. 1131, 2005; Ord. 802, 1998)

20.800.090 Emergency powers
In case of catastrophe, such as fire, earthquake, flood or explosion, the building official, in case of actual and immediate danger of failure or collapse of a building or structure or portions of the building or structures that endangers life or property, may order and require occupants to vacate immediately. The building official may, when necessary for the public safety, temporarily close sidewalks, streets, buildings, structures and places adjacent to buildings or structures and prohibit them from being used until emergency measures have been taken to remove all possible hazards of life and property. (Ord. 1131, 2005; Ord. 802, 1998, Ord. 711, 1994; Ord. 641, 1994; Ord. 451 part, 1985)

20.800.100 Enforcement, violations, and penalties
        1.  It is the duty of all officers and the building official of the county to enforce these regulations and to bring to the attention of the director and district attorney any violations. 
        2.  No owner, or agent of the owner, of any parcel of land or structure shall construct erect, construct, enlarge, alter, repair, move, improve, remove, convert or demolish, equip, use, occupy or maintain any building or structure or cause or permit the same to be done in violation of this part. 
        3.  No person shall construct, alter, move, demolish or repair roads, utilities or drainage facilities in violation of this part.
    B.  Any person, firm or corporation who fails to comply with, or violates, any of these regulations is guilty of a misdemeanor. Each person is guilty of a separate offense for each and every day or portion of a day during which a violation of any of the provisions of these codes is committed, continued or permitted. (Ord. 1131, 2005; Ord. 802, 1998; Ord. 641, 1994; Ord. 558, 1992)