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
20.690 Property Standards
20.690.010 Purpose
20.690.020 Applicability
20.690.030 General standards

20.690.010 Purpose
These standards produce an environment of stable, desirable character which is harmonious with the existing and future development and consistent with the master plan. (Ord. 1405, 2014; Ord. 763, 1996)
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20.690.020 Applicability
Except as otherwise provided, any new construction, existing structure, or vacant lots shall be subject to the standards set forth in this chapter. (Ord. 1405, 2014; Ord. 763, 1996)
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20.690.030 General standards
A permit must not be approved unless it conforms to all of the standards in this chapter including: 
A.  Access. 
B.  Antennas, vertical and satellite dish. 
C. Design considerations. 
D.  Dust and dirt.
E.  Exterior building walls. 
F.  Fences, walls and hedges. 
G.  Fire protection. 
H.  Fumes, vapor and gases. 
I.  Hazardous materials. 
J.  Height of structures.
K.  Hillside grading. 
L.  Hours of construction.
M.  Lighting.  
N.  Noise. 
O.  Projections into setbacks. 
P.  Radioactivity. 
Q.  Refuse storage and disposal. 
R.  Screening. 
S.  Signs, off-street parking, off-street loading and landscaping.     
T.  Solar energy.  
U.  Storage. 
V.  Toxic substances. 
W. Undergrounding utilities (buildings and structures). 
X.  Vibration. 
Y.  Yards and lot area. 
Z.  Single-family dwelling design standards.
These standards apply to more than one land use district, so they are combined in this chapter. These standards are to be considered in conjunction with those standards and design guidelines located in the specific land use district chapters and in the County’s design criteria and improvement standards manual. 
A.  Access. Every structure or use shall have frontage upon a public street or permanent means of access to a public street by way of a public or private easement, or recorded reciprocal access agreement. 
B.  Antennas, vertical and satellite dish. All antennas, including portable units and satellite dishes that do not meet the definition of a telecommunications site or telecommunications facility pursuant to sections 20.660.130.H and 20.660.130.I, are subject to the following standards: 
1.  Antennas shall not be located within the front yard or street side-yard areas. 
2.  The operation of the antennas shall not cause interference with any electrical equipment in the surrounding neighborhoods, including but not limited to television, radios, telephones, and computers, unless exempted by Federal regulation. 
3.  Ground-mounted satellite dish installations for residential purposes must be 105 inches or less in diameter, 12 feet or less in height, and located in the rear yard. Ground-mounted satellite dish installations that are six feet or less in height may be located in the side yard area if screened by a solid six-foot fence. 
4.  Roof mounted satellite dishes must be screened according to the provisions of this title and the design manual. 
5.  A building-mounted satellite dish may be located anywhere on the structure provided that the dish is 24 inches or less in diameter. 
6.  Single-pole or tower roof, building or ground-mounted television or amateur radio antennas, including the boom or any active element of the antenna array, are limited to 35 feet in height.
C.  Design considerations. The following standards apply to uses which are subject to design review and are in addition to the specific design guidelines contained in the individual land use districts: 
1.  The proposed development shall be of a quality and character whish is consistent with the community design goals and policies including but not limited to scale, height, bulk, materials, cohesiveness, colors, roof pitch, roof eaves and the preservation of privacy. 
2.  The design shall improve community appearance by avoiding excessive variety and monotonous repetition.
3.  Proposed signage and landscaping shall be an integral architectural feature which does not overwhelm or dominate the structure or property. 
4.  Lighting shall be stationary and deflected away from all adjacent properties and public streets and rights-of-way. 
5.  Mechanical equipment, storage, trash areas, and utilities shall be architecturally screened from public view. 
6.  With the intent of protecting sensitive land uses, the proposed design shall promote a harmonious and compatible transition in terms of scale and character between areas of different land uses. 
7.  Parking structures shall be architecturally compatible with the primary and surrounding structures. 
8.  Piecemeal mansard roofs (used on a portion of the structure perimeter only) are prohibited. Mansard roofs, if utilized on commercial structures, shall wrap around the entire structure perimeter. 
D.  Dust and dirt. Grading activity greater than five acres shall comply with the appropriate NRS provisions regarding air quality permits and grading. Grading activities conducted on property less than five acres in size shall be conducted so as not to create any measurable amount of dust or dirt emission beyond any boundary line of the parcel. To ensure a dust free environment, appropriate grading procedures shall include, but are not limited to, the following: 
1.  Scheduling all grading activities to ensure that repeated grading will not be required, and that implementation of the desired land use (e.g. planting, paving or construction) will occur as soon as possible after grading; 
2.  Disturbing as little native vegetation as possible; 
3.  Watering graded areas as often as necessary to prevent blowing dust or dirt, hydro-seeding with temporary irrigation, adding a dust palliative, or building wind fences; 
4.  Re-vegetating graded areas as soon as possible; 
5.  Constructing appropriate walls or fences to contain the dust and dirt within the parcel subject to the approval of the director. 
E.  Exterior building walls. The following standards shall apply to those uses subject to design review: 
1.  Since walls will always be a main architectural and visual feature in any major development, restraint must be exercised in the number of permissible finish materials. The harmony of materials and particularly color treatment is essential to achieve unity in the project. 
2.  The following designs are deemed unacceptable in any development (with the exception of agricultural buildings located in the A-19 or FR districts, or buildings within the Airport zoning district) and therefore shall be prohibited: 
a.  Non-anodized and unpainted aluminum finished window frames; 
b.  Metal grills and facades. However, grills and facades of unique design and in keeping with the general decor of the development and neighborhood may be permitted subject to prior approval by the director; 
c.  Aluminum or other metal panels are not permitted on the street elevation, unless it can be demonstrated that they are consistent with a structure’s overall design character; 
d.  Exterior roof access ladders must be screened from view. 
F.  Fences, walls and hedges. The following standards shall apply to the limitations outlined in the following tables:

Districts

Maximum Permitted Height*

Residential, agricultural and FR Districts

Front yard area or side of street yard setback area

3 feet (Solid structures, hedges or landscaping which creates a visually solid structure)

4 feet (Open work structures or plants (must permit the passage of a minimum of 90% of light))

Other yard area

6 feet

Enclosures outside of required yard area (i.e. tennis courts, etc.

14 feet

New subdivisions abutting a non-residential district

6 feet (Solid, decorative masonry wall)

All Other Districts

 

Front yard or side of street yard

2 feet 6 inches (Solid structures, hedges or landscaping which creates a visually solid structure)

6 feet (Open work structures or plants (must permit the passage of a minimum of 90% of light))

Abutting residential district

8 feet (solid, decorative masonry wall)

Other yard area

8 feet

Outdoor storage areas visible from public rights-of-way (located behind required yards)

10 feet (Commercial)

12 feet (Industrial) 

All Districts

Traffic Safety Site Area

2 feet 6 inches

 

Residential, agricultural and FR Districts

 

Public Rights-of-way, water-conveyance

features, retention and detention basins

8 feet

Retaining Walls

 

Uphill slope

8 feet

Down slope

3 feet

Adjacent to driveways

6 feet

Facing streets

5 feet (Constructed with natural, indigenous materials)

1.  The limitations shall not apply in the following instances:            
a.  Where a greater height is required by any other provision of this code; 
b.  Where a greater height or type of fence, wall or hedge is required by a condition of approval; or 
c.  Within the SFR-2, RA-5, RA-10, A-19 or FR zoning districts, solid fences or hedges are permitted within the front yard areas at a height not to exceed six feet.
2.  Traffic safety site area. On a corner lot, no fence, wall, hedge, sign or other structure, shrubbery, mounds of earth, or other visual obstruction over 30 inches in height above the nearest street curb elevation shall be erected, placed, planted, or allowed to grow within a traffic safety sight area. The foregoing provision shall not apply to public utility poles, trees trimmed (to the trunk) to a line at least six feet above the level of the intersection, saplings or plant species of open growth habits and not planted in the form of a hedge, which are so planted and trimmed as to leave at all seasons a clear and unobstructed crosstie, supporting members of appurtenances to permanent structures existing on the date this development code becomes effective, and official warning signs or signals. 
3.  Prohibited fence materials. 
a.  The use of barbed wire, electrified fence or razor wire fence in conjunction with any fence, wall, roof, hedge, or by itself within any land use district, is prohibited unless required by any law or regulation of the county, the state of Nevada, the federal government, or agency thereof. Properties in agricultural use or PF districts and for animal keeping uses as defined in this title are exempt from this provision. 
b.  The above limitations shall not apply where the prohibited fence material is required as a condition of approval.
c.  Chain link fencing shall not be acceptable material for trash enclosures.
d.  Fences within all residential districts shall be constructed of materials specifically designed and manufactured for fencing purposes, including, but not limited to wooden pales and chain link fencing, with or without plastic or wood slats.  Materials not specifically designed as fencing material, including, but not limited to, corrugated cardboard, corrugated metal, plywood, wooden pallets, garage doors, tarps, window screens or coverings, concrete rubble and other junked material, are prohibited unless otherwise specifically allowed.
e.  A nonconforming fence constructed of materials other than those allowed under subsection (a) of this section may be continued for a period of not more than six months after March 20, 2014.
4.  Wall design standards. 
a.  Perimeter walls shall have articulated planes by providing at a minimum for every 100 feet of continuous wall an 18 inch deep by eight-foot-long landscaped recession. 
b.  Walls shall be construed with pilasters provided at every change in direction, every five feet difference in elevation and at a minimum of every 25 feet of continuous wall.
c.  These provisions do not apply to individual single-family residences.
5. Solid Fencing.
a.  The use of solid fencing is required to screen items as required in this and other chapters of this code.
b.  Solid fencing includes fencing that impairs through vision, is sight obscuring or opaque, and may conflict with vehicle sight distance.  Chain link fencing with privacy slats will be considered solid fencing.
G.  Fire protection. All structures shall meet the requirements of the appropriate fire district in which the project is located. 
H.  Fumes, vapor and gases. No emission levels which can cause damage to human health, animals, vegetation or other forms of property shall be discharged into the atmosphere. No other forms of emission shall be measurable at any point beyond the boundary line of the parcel. 
I.  Hazardous materials. Hazardous materials shall be transported and maintained in accordance with the Nevada Revised Statutes and applicable uniform code. Projects or businesses which store hazardous materials shall prepare a spill management plan and containment systems to the satisfaction of the fire district with appropriate jurisdiction.
J.  Height of structures. All structures shall meet the following standards relating to height:
1.  The structure’s height shall not exceed the standard for the land use district in which it is located. The structure height shall be determined by the vertical distance from any part of the structure to the natural grade below, excluding chimneys and vents. 
2.  The above height restrictions do not apply to parapet walls extending four feet or less above the limiting height of the building on which they rest, or to bulkheads, elevator towers, water tanks or similar structures, provided that the aggregate floor area of the structure is not greater than one-half of the total roof area. 
3.  Church spires, bell towers, cupolas, domes, chimneys, and the like may exceed the maximum height established by the zoning district by 20 percent, except where they may be deemed a hazard. 
4.  Free-standing flagpoles and radio and television antennas may not exceed the structure height restrictions of the land use district in which they are located, except as otherwise provided in this development code. 
5.  Where the maximum permitted height of a new structure exceeds 35 feet, the following provisions shall apply:
a.  Enhanced buffering to surrounding properties and the appropriateness of under-structure parking shall be evaluated; 
b.  The need and appropriateness of the additional height shall be demonstrated;
c.  Compatibility and harmony with surrounding development, and land use designations shall be demonstrated. 
d.  Above 35 feet, additional structural setbacks (step back) may be required.
K.  Hillside grading. 
1.  Applicability. Grading activities in hillside areas with slopes of 15% or greater and having a minimum vertical rise of at least 30 feet (see figure 20.690.030.K.1.a, Appendix C) must be conducted in accordance with regulations set forth in this section, and as depicted in Appendix C. “Hillside Grading Graphics”
2.  Exemptions. The standards contained in this section shall not apply to those specific developments or applications involving one or ore of the following circumstances. Non-applicability of the standards will not be construed to prevent the director, the planning commission or the board, upon proper findings, from imposing conditions which may also be contained within this section on approval of any tentative map, parcel map, special use permit, planned development, design review or special plan made after the date of adoption of this ordinance or the approval of any re-application: 
a.  Any ministerial approval including, but not limited to, building permits and grading permits, additions to existing residences and construction of accessory buildings on any tentatively approved or recorded parcels of record created prior to the adoption of this section; 
b.  Any development application proposed within an existing structure which does not involve expansion of the structure or additional grading of the site; 
c.  Any parcel involving a sanitary landfill operation, landfill related gas recovery and collection systems and ancillary electrical power generating and transfer station facilities as well as equipment storage, administrative facilitates and ancillary improvements related to the landfill; 
d.  Fire breaks and fire roads required by governmental agencies;
e.  Public recreation trails for pedestrian, equestrian and mountain biking uses;
f.  Any parcel located in a hillside area having only isolated land forms with slopes of 15 percent or greater which have a horizontal run less than 100 feet and a vertical rise less than 30 feet (see figure 20.690.030.K.2.f, Appendix C); 
g.  The construction of public improvements initiated by a public or quasi-public agency including, but not limited to, drainage channels, retention basins, water tanks and pumping stations, provided that such facilities are sited, landscaped and beamed so as to minimize visual impacts; 
h.  Boundary line adjustments; 
i.  Divisions of land into large parcels.
3.  Required approvals for projects. No tentative subdivision map, tentative parcel map, special use permit, building permit, design review, grading permit, construction permit or other discretionary approval shall be granted for a project unless the person or entity authorized to grant approval affirmatively finds, in addition to the required findings for the underlying discretionary approval, that the project complies with the provisions of this section.
4.  Processing procedures and submittal requirements for projects. 
a.  For every non-exempt building or construction permit application which requires a grading permit under the Uniform Building Code as adopted by Douglas County and for every non-exempt tentative subdivision map, tentative parcel map, design review, special use permit or other discretionary approval of a project which proposes to disturb areas as defined in section 20.690.030.K.1. (Applicability), the applicant must submit the items and information listed in paragraphs b and c of this section to the community development department. This list is not exclusive and additional information or studies may be required for review of the project pursuant to the requirements of the underlying zoning district, process or procedure for review being applied for, and laws pursuant to the Nevada Revised Statutes, the Uniform Building Code as adopted by the County or this code. 
b.  An applicant must submit the following to the community development department unless specifically waived by the director:
i.  Slope Analysis (see figure 20.690.030.K.4.b.i, Appendix C). 
a.  The slope analysis must specifically identify and calculate the slope percentages for each topographic feature. Horizontal runs used to calculate slopes must be limited to each individual feature. 
b.  Total land area within each category must be indicated on a table to be provided on the map face.
ii.  Grading plan. 
a.  A grading plan, prepared by a Nevada registered professional engineer, must include the height and width of all manufactured slopes, proposed drainage patterns, methods of storm water detention or retention, and identification of areas to remain in a natural state must be clearly shown. Off-site contours for adjacent, unimproved areas within 100 feet of the project’s boundaries must be provided. When adjacent property is improved, pad elevations, access streets, street grades, wall sections, and any approved or existing improvements immediately adjacent to the subject property, must also be shown. 
b.  One copy of the grading plan showing cut and fill areas, including preliminary building pad locations, driveway location and access points.
iii.  Cross sections, preliminary cut and fill.
a.  No less than two cross sections which completely traverse those portions of the property proposed to be graded at appropriately spaced intervals in locations where topographic variation is the greatest. The exhibits must be prepared by a registered Nevada professional engineer. The cross sections must clearly depict the vertical variation between natural and finished grade.
iv.  Erosion control and re-vegetation plan. 
 a.  An erosion control and re-vegetation plans must be submitted and prepared by a Nevada licensed landscape architect, registered forester or civil engineer and must include at least the following: 
b.  A survey of existing trees, large shrubs and ground covers. 
c.  A plan of the proposed re-vegetation of the site detailing existing vegetation to be preserved, new vegetation to be planted and any modifications to existing vegetation. 
d.  A plan for the preservation of existing vegetation during construction activity.
e.  A maintenance program including initial and continuing maintenance for re-vegetated areas as necessary.
v.  Fire protection report. If a project is located in a high fire hazard area, a fire protection report is to be prepared showing the location of fire lanes, fuel breaks, and proposed clear areas. This report must be approved by the fire district in which the project is located.
c.  For projects located in hillside areas with slopes of 25% or greater that are not exempt, the following technical reports must be prepared in accordance with the design criteria and improvement standards for the county and submitted by a Nevada registered professional engineer (licensed in the appropriate discipline), and filed with the community development department unless specifically waived by the director: 
i.  Hydrology, drainage and flood report for all sites; 
ii.  Soils engineering report of the proposed sites attesting to the stability of all sites, and the appropriateness of the construction method proposed and appropriate setbacks; 
iii.  Engineering geology report attesting to the stability of the sites and addressing the potential of material either above the site or below the site causing a hazard to the site in question or other properties in the vicinity; 
iv.  Engineering for all roads providing access to the proposed sites.
5.  Grading control. 
a.  The department may issue a permit when the plans conform to the provisions of this section. The department must consider the purpose, intent and the criteria established in this section, together with applicable standards and must approve the design if all applicable provisions are met. 
b.  The applicant or developer must be responsible for the maintenance of all slope planting and irrigation systems until the properties are occupied or until a homeowner’s association accepts the responsibility to maintain the landscaping in common areas, or other maintenance district formation is established. These areas must be maintained in perpetuity by the property owner, homeowners association or maintenance district. 
c.  Any person who grades in those areas subject to the provisions of this title without prior county approval of plans for such work, subject to this section, shall be in violation of this ordinance. Abatement of the violation may include the property owner undertaking the restoration (under county supervision and monitoring), or that failing, county-contracted restoration of the disrupted area. The property owner may be charged the cost of the restoration together with the direct costs of supervision and monitoring of the restoration. If the property owner fails to reimburse the county the costs incurred, a lien against the property for payment may be instituted and collected. 
d.  The provisions of this section are in addition to other county code titles and regulations applicable to grading activities within the county including the Uniform Building Code as adopted by the County. 
e.  The department may apply conditions when the proposed development does not comply with applicable standards. Conditions may be attached to the approval of grading plans so as to achieve the following objectives: 
i.  The health and safety of the public; 
ii.  The preservation of stream courses and encouraging re-vegetation with drought-tolerant native species; 
iii.  The avoidance of excessive building padding or terracing and cut and fill slopes to reduce the scarring effects of grading (see figure 20.690.030.K.5.e.iii & iv, Appendix C); 
iv.  The use of contour grading techniques to ensure optimum treatment of natural hillside and drainage features and soften the impact of grading on hillsides, including rolled, sloping, or split pads, rounded cut and fill slopes (see figure 20.690.030.K.5.e.iii & iv, Appendix C); 
v.  Erosion prevention during construction and long term avoidance through proposed design and maintenance measures. 
vi.  Compliance with the provisions of this section.
The plans and drawings may be disapproved but the county must specify the standards that are not met. 
6.  Grading standards. No development in a hillside area shall be approved unless the development, or the development as modified with conditions, complies with the following standards: 
a.  For the construction of utilities, all areas of cut must be restored to natural grade and re-vegetated to conform to the character of the surrounding natural terrain. In order to reduce grading disturbance during utility installation, all utilities must be incorporated in common trenches and access roads, where practical. 
b.  Mass grading of hilltops, ridges, and ravines is prohibited. 
c.  All manufactured or man-modified slopes must be stabilized, made to conform to the surrounding natural terrain, and must be re-vegetated to conform to the natural character of the surrounding area.
d.  The maximum height for manufactured slopes is 30 feet (see figure 20.690.030.K.6.d, Appendix C).
e.  Manufactured fill slopes adjacent to primary and secondary arterial must be no steeper than 4:1 within landscaped areas and public right-of-ways and must not exceed ten feet in height unless the slope is lower in elevation than the roadway (see figure 20.690.030.K.6.e, Appendix C).
f.  Grading on the perimeter of the site must not be designed with perimeter downslope to property lines unless a homeowners association, slope maintenance district, or similar entity is established for maintenance of the downslope. Exemptions to this requirement may be made for downslope to property lines with a ratio of 5:1 or less. For interior slopes between lots, manufactured building pads must be designed with up-slopes to property lines. 
g.  Plot plans must indicate a minimum 20 foot setback from the rear dwelling wall to the toe or top of a manufactured slope or retaining wall and a minimum 10-foot setback from the side dwelling wall. The only exception to this standard would be in the case of a terraced rear yard where multiple levels of functional yard space are provided (see figure 20.690.030.K.6.g, Appendix C).
h.  All manufactured slopes must be rounded at the top and at the toe of slope. The radius of the rounded slope shall be calculated by dividing the overall height of the slope by three (H/3) (see figure 20.690.030. K.6.h, Appendix C). 
i.  Manufactured slopes in excess of 200 feet in length and greater than eight feet in height must be designed with horizontal curvature that simulates the horizontal surface variations of natural contours.
j.  Cross lot drainage may be utilized to reduce grading if an overall design and method of maintenance is established to the satisfaction of the director. Terrace drains must be subject to maintenance by private homeowners associations or individual property owners (see figure 20.690.030.K.6.j, Appendix C). 
k.  Any continuous manufactured slope within a parcel map, serial parcel map or subdivision with a slope ratio of 3:1 or steeper, a vertical height of 20 feet or greater, and which abuts five or more lots (see figure 20.690.030.K.6.k, Appendix C), shall require the creation of a property owners association or other maintenance entity with provision for the collection of fees or assessments designated specifically to pay costs associated with the maintenance of these slopes, as well as to create easements or homeowners association lots for maintenance of all slopes falling under this category. The slope maintenance entity, rather than individual property owners, will be responsible for maintenance of the slopes. The tentative parcel or subdivision map must be designed to provide access to the slopes by easements which do not access the slopes through individual lots. No fences shall be permitted between lots within the slope easement areas. Slope easement areas may be included as lot area for purposes of calculating lot size. Permanent structures must not be permitted within common slope easement areas.
L.  Hours of construction. The hours of operation for all building construction activities not within a dedicated road right-of-way are as follows: 7:00 a.m. to 7:00 p.m. Monday through Friday; 8:00 a.m. to 7:00 p.m. Saturday and Sunday. 
M.  Lighting. Exterior lighting shall be shielded or recessed so that direct glare and reflections are contained within the boundaries of the parcel, and shall be directed downward and away from adjoining properties and public rights-of-way. No lighting shall blink, flash, or be of unusually high intensity or brightness. All lighting fixtures shall be appropriate in scale, intensity, and height to the use it is serving. Security lighting shall be provided at all entrances and exits. 
N.  Noise. The following provisions shall apply: 
1.  No exterior noise level shall exceed 65 CNE exterior and 45 CNE interior in residential areas
2.  All residential developments shall incorporate the following standards to mitigate noise levels: 
a.  Increase the distance between the noise source and receiver; 
b.  Locate land uses not sensitive to noise, which include but are not limited to parking lots, garages, maintenance facilities, and utility areas, between the noise source and the receiver;
3.  The minimum acceptable surface weight for a noise barrier is four pounds per square foot (equivalent to 3/4 inch plywood). The barrier shall be of continuous materials which are resistant to sound including:
a.  Masonry block; 
b.  Pre-cast concrete; 
c.  Earth berm or a combination of earth berm with block concrete.
4.  Noise barriers shall interrupt the line-of-sight between noise source and receiver. 
O.  Projections into setbacks. The following list represents the only projections, construction, or equipment that shall be permitted within the required setbacks. Building code requirements may further restrict the distance required to be maintained from the property lines and other structures: 
1.  Front setback: Roof overhangs, oriel and bay windows, fireplace chimneys, awnings, canopies and porches may encroach into the front yard a maximum of 5 feet. Access stairs are permitted to encroach into the front yard setback a maximum of 5 feet on parcels with an average slope of 16 percent or greater; 
2.  Rear setback: Roof overhangs, pools, patio covers, tennis courts, gazebos, and awnings and canopies, provided there is no projection within five feet of the property line. Accessory structures may be located pursuant to section 20.664.020; 
3.  Side setback: Roof overhangs, oriel and bay windows, porches, fireplace chimneys, awnings and canopies may encroach into the side yard a maximum of two feet - six inches provided that a minimum four feet of clearance is provided for access. 
P.  Radioactivity. No activity shall be permitted which emits radioactivity or electrical disturbance. 
Q.  Refuse storage and disposal. The following standards apply to multi-family projects and single family homes:
1.  Every parcel with a multi-family project with four or more units, including manufactured home parks, or a commercial or industrial structure shall have a trash receptacle on the premises. The trash receptacle shall be of sufficient size to accommodate the trash generated. The receptacle shall be screened from public view on at least three sides by a solid wall six feet in height and on the fourth side by a solid gate not less than five feet in height, in compliance with the design criteria and improvement standards manual. The gate shall be maintained in good working order and shall remain closed except when in use. The wall and gate shall be architecturally compatible with the surrounding structures. Trash receptacles for single family homes should be stored within the enclosed garage or behind a fence. Trash receptacles for single family homes must be removed from the street within 24 hours of trash pickup. 
2.  For single family homes using bear-proof trash enclosures, which are structurally attached to the ground, permanent or designed not to be easily moved, the placement of the enclosures must be in an accessible location for garbage pickup using the following standards: 
a.  Bear-proof trash enclosures must be located on the parcel between the residence and within 20 feet of a county maintained road, or other road but not closer the 10 feet from the edge of pavement or curb; 
b.  Where possible, a minimum separation of 50 feet between the residence and the bear-proof trash enclosure be maintained. Where the minimum separation cannot be met due to parcel size or site constraints, the bear-proof trash enclosure must be located to maximize its separation. 
c.  The bear-proof trash enclosure must be located outside of the road right-of-way, snow storage area, and traffic safety sight areas; 
d.  The bear-proof trash enclosure must be painted a color compatible with the surrounding structures; and 
e.  The maximum size of the bear-proof trash enclosure must not exceed 60” in height, by 60” in width. 
R.  Screening. Any equipment, whether on the roof, side of structure, or ground, shall be screened. The method of screening shall be architecturally compatible in terms of materials, color, shape, and size. The screening design shall blend with the building design and include landscaping when on the ground.
S.  Signs, off-street parking, off-street loading and landscaping. S. Signs, off-street parking, off-street loading and landscaping. All development shall comply with the provisions of chapter 20.696 (Sign and advertising control), chapter 20.692 (Off-street parking), and chapter 20.694 (Landscaping standards). 
T.  Solar energy. Passive heating and cooling opportunities should be encouraged in all developments in the following manner:
1.  Future structures should be oriented to maximize solar access opportunities. 
2.  Streets, lot sizes, and lot configurations should be designed to maximize the number of structures oriented so as to maximize passive solar opportunities. 
3.  The proposed lot size and configuration should permit structures to receive cooling benefits from both prevailing breezes and existing and proposed shading. 
4.  Any pool or spa facilities owned and maintained by a homeowners association should be equipped with a solar cover and solar water heating system. 
5.  No structure (building, wall or fence) should be constructed or vegetation placed so as to obstruct solar access on an adjoining parcel. 
6.  Roof-mounted solar collectors should be placed in the most obscure location without reducing the operating efficiency of the collectors. Wall-mounted and ground-mounted collectors shall be screened from public view, except for systems located in Industrial zoning districts. 
7.  Roof-mounted collectors should be installed at the same angle or as close as possible to the pitch of the roof. 
8.  Appurtenant equipment, particularly plumbing and related fixtures, should be installed in the attic. 
9.  Exterior surfaces of the collectors and related equipment should have a matte finish and shall be color-coordinated to harmonize with roof materials or other dominant colors of the structure.
U.  Storage. 
1.  There shall be no visible storage of motor vehicles, manufactured houses, trailers including horse and utility trailers, airplanes, boats, or their composite parts, trash receptacles, tents, or building or manufacturing materials in any portion of a lot, except as allowed under the provisions of this code. No storage shall occur on any vacant parcel. 
2.  No vehicles or other materials may be stored or displayed for sale on any vacant lot or at any vacant business location. 
3.  No goods, wares, or merchandise may be displayed for sale on any vacant lot or at any vacant business location without a traveling merchant permit pursuant to title 5.24.
4.  Building materials for use on the same premises may be stored on the parcel during the time that a valid building permit is in effect for construction.
5.  There shall be no visible storage of a metal storage, sea cargo, cargo or similar container without a minor design review as required by chapter 20.614.
V.  Toxic substances and wastes. No use may operate that utilizes toxic substances or produces toxic waste without the approval of a special use permit pursuant to the provisions of chapter 20.604. Prior to consideration of a special use permit, the operator must prepare a toxic substance and waste management plan which will provide for the safe use and disposal of these substances. 
W.  Undergrounding of utilities. Utilities shall be placed underground pursuant to chapter 20.220. 
X.  Vibration. No vibration associated with any use shall be permitted which is discernible beyond the boundary line of the property. 
Y.  Yards and lot area. Yard areas are defined in Appendix A of this title. 
1.  The following requirements apply to property within any agricultural, forest and range, or residential zoning district: 
a.  No required yard or open space around an existing building or any building erected may be considered a yard or open space for any building on an adjoining lot or parcel except as may be approved under a planned development. 
b.  Where the average slope of the front half of the lot is more than one foot rise or fall in four feet, the front yard may be reduced to not less than one-half of the original requirement. 
c.  Structures designed and used for storage purpose not more than six feet in height or 25 square feet in floor area may be extended into any required side yard a distance not exceeding two feet or into any required rear yard a distance not exceeding four feet.
d.  Notwithstanding anything in this title to the contrary, all yard setback requirements may be varied by the procedure in chapter 20.606.
2.  The following requirements apply to property within any commercial or industrial zoning district: 
a.  Side and rear yards. When a non-residential lot or parcel is contiguous to the boundary line of a residence of agricultural lot or parcel, any side or rear yard which is adjacent to the residence or agricultural lot or parcel must have a minimum width of ten feet.
3.  Area regulations: 
a.  No lot or parcel may be reduced in area to be less in any dimension than is required by requirements applicable to the land use district in which the lot is located. 
b.  No portion of any lot or parcel of land which is part of the required area for an existing building may be used as a part of the required area of any other lot or parcel or proposed building. When a portion of any lot or parcel is sold or transferred, and the area of that portion or portion remaining no longer conforms to required areas as defined in land use districts in which the lot or parcel is located, the portion sold or transferred and the portion remaining are considered as one parcel only in determining permissible number and location of buildings allowed to be placed on both parcels. 
c.  Corner lots created after the adoption of this code which are less than one-half acre net in size shall have a minimum lot area ten percent greater than that required in the zoning district in which it is located.
4. Exceptions to minimum lot area and width.  Notwithstanding the minimum requirements for lot area, width, and setback requirements, the board may approve a random mixture of lot widths, lot sizes and setbacks when considering a tentative map for a subdivision creating at least ten lots, each of which are less than one net acre in size in a residential zoning district, provided that the following conditions are met:
a. Excluding corner lots, at least 25 percent of the remaining lots exceed the minimum lot width by at least five feet;
b. Excluding corner lots, no more than 40 percent of the remaining lots may be less than the minimum width;
c. No lot shall have a length less than the minimum length or a width less than 15 feet below the minimum width;
d. No corner lot may be less than the minimum width or area;
e. No more than two consecutive lots below minimum width may be adjacent to one another.
5. For divisions of land after the date of adoption of this title, a “restricted use area” shall be retained in its existing state and be restricted from all development except for hiking trails, provided such trails neither create nor increase a public hazard, and excluding minimal grading required to construct public utility services or roadways to adjacent properties where no technically feasible alternative route or construction method exists.  Any restricted use area must be shown as such on the recorded final map.  In all zoning districts, a restricted use area shall extend a minimum of 50 feet from the following features: 
a. Landslides.  Setback measured from mapped boundary of landslide.  The current active status of a landslide shall be determined by a geologic hazard study.
b. Cave or mine entrances.  Setback measured from edge of entrance.
c. Sinkhole.  Setback measured from the edge of those sinkholes that exhibit three feet or greater depth of closed depression.
d. Perennial springs.  Setback measured from perimeter of spring.
e. Perennial streams and major drainage ways including, but not limited to, all streams and drainage ways delineated by the U.S. Geological Survey on the 7.5 minute quadrangle topographic map series.  Drainage ways that have been modified by man or by natural processes so that they are different from those delineated on the 7.5 minute (7.5’) quadrangle maps shall be set back from as defined herein.  In addition, some man-made drainage ways as designated by the county engineer shall be set back from as defined herein.
i) The 50-foot setbacks shall extend landward from the banks or normal high-water points of the drainage ways.
f. Abandoned quarries or borrow pits.  Setbacks shall extend from the top and bottom of quarry face.
g. Historical and archaeological sites.  Setbacks shall extend from the boundaries of significant historical or archaeological sites as determined by the State Historical Preservation Office.
h. Wetlands.  Setbacks shall extend from the boundary of the determined wetland.
Z. “Single-family dwelling design standards”.  The following standards shall apply to the construction of all single-family dwellings, excluding homes placed within the MH overlay zoning district and accessory dwellings for employees’ quarters that fall under the provisions of section 20.664.010:
1. The dwelling must meet the requirements of the most current version of the Uniform Building Code as adopted by the County, or, if it is a manufactured home, it must meet the requirements of the HUD Code and must not have been altered in violation of such codes. 
2. The dwelling must be taxed as real property.  If the dwelling is a manufactured home, an affidavit must be recorded with the County Recorder and the title must be filed with the Manufactured Housing Division, State of Nevada.
3. The dwelling must be approved for and permanently connected to all required utilities.
4. Each dwelling shall have a code compliant, site built, concrete, masonry, steel, or treated wood foundation capable of transferring design dead loads and other design loads unique to local home sites due to wind, seismic, and water conditions that are imposed by or upon the structure into the underlying soil or bedrock without failure.  All foundations shall be designed in accordance with Douglas County adopted building codes or an approved engineered design.  All tie-down devices must meet the manufacturer’s installation requirements and Douglas County adopted building codes or an approved engineered design. The space beneath the structure must be enclosed at the perimeter of the dwelling and constructed of materials that are weather resistant and aesthetically consistent with concrete or masonry type foundation materials.  The foundation material shall be comparable to the predominant materials used in foundations of surrounding dwellings.  All manufactured homes shall have running gear, tongues, axles, and wheels removed at the time of installation.
5. Manufactured homes must be certified under the National Mobile Home Construction and Safety Standards Act of 1974 and must be manufactured within the 5 years immediately preceding the date on which it is affixed to the residential lot. 
6. The dwelling shall have a roof surface of metal, asphalt, composition, or concrete, fiberglass cement, clay, or slate tiles.  Unfinished galvanized steel, copper, or aluminum roofing shall not be permitted, unless designed to weather and gain a patina with age.  The dwelling shall have a roof with a minimum of 4:12 pitch for at least 75 percent of the total roof area and there shall be a roof overhang at the eaves and gable ends of not less than 18 inches for standard residential construction and 16 inches for manufactured home construction, excluding rain gutters, measured from the horizontally from the exterior wall to the tip of the eave.  The roof overhang requirement shall not apply to areas above porches, alcoves, and other appendages.
7. Dwellings shall have exterior siding materials consisting of wood, hardwood, brick, concrete, stucco, glass, tile, vinyl lap, or stone. 
8. The width of the dwelling shall be at least 20 feet at the narrowest point of its first story for a length of at least 20 feet exclusive of any garage or porch area.  The width shall be considered the lesser of the two primary dimensions.  Manufactured homes must consist of more than one section and contain a minimum of 1,000 square feet of livable area.
9. Off-street parking shall be provided in accordance with section 20.692.050.  In addition, single-family dwellings shall be provided with a garage or carport with a minimum interior width of 12 feet and constructed concurrently with the primary dwelling.  The garage or carport shall be architecturally compatible with the dwelling in terms of color, size, roof overhangs and materials and exterior materials.
10. Porches, decks, or verandas that require a building permit are permitted on the front of the home only when covered with a roof.
11. All single-family dwellings shall utilize at least three of the following architectural features: dormers; more than two gables; recessed entries; covered porch/entry; bay window or alcove; building off-set; roof overhang at the eaves of at least 24 inches; roof pitch of a least 6:12; a deck with railing or planters and benches; or other compensating features that would make the dwelling architecturally compatible and harmonious with the surrounding neighborhood, as approved by the director.
12. The provisions of this section do not abrogate a recorded restrictive covenant prohibiting manufactured homes nor do the provisions apply within the boundaries of a historic district established pursuant to NRS 384.005 or 384.100.  An application to place a manufactured home on a residential lot pursuant to this section constitutes an attestation by the owner of the lot that the placement complies with all covenants, conditions, and restrictions placed on the lot and that the lot is not located within a historic district.
13. The director may consider variance requests from one or more of the developmental or architectural standards contained in development standards 6 through 11, above.  All variance requests related to these standards shall be considered a minor variance and are to be considered under the variance provisions of chapter 20.606.  In lieu of the findings required under section 20.606.050 A., the following findings must be made for approval:
a. The architectural style proposed provides compensating features and the proposed dwelling will be compatible and harmonious with existing structures in the vicinity;
b. The variance is not requested exclusively on the basis of economic hardship to the applicant; and
c. The granting of the variance will not result in material damage or prejudice to other properties in the vicinity, substantial impairment of natural resources or be detrimental to the public health, safety and general welfare. (Ord. 1405, 2014; Ord. 1382, 2013; Ord. 1315, 2010; Ord. 1310, 2010; Ord. 1219, 2007; Ord. 1208, 2007; Ord. 974, 2001; Ord.902, 2000; Ord. 871, 1999; Ord. 844, 1998; Ord. 801, 1997; Ord. 770, 1997; Ord. 763, 1996; Ord. 614, 1993; Ord. 590, 1993;  Ord. 497, 1989; Ord. 407, 1982; Ord. 406, 1982; Ord. 390, 1981; Ord. 196, 1972; Ord. 167, 1968; Ord. 158, 1956)  

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