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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
20.716 Division of Land into Large Parcels
20.716.010 General procedures
20.716.020 Applicability
20.716.030 Tentative land division map procedure
20.716.040 Findings for tentative map
20.716.050 Duration, extension, and amendment of a tentative map of division into large parcels
20.716.060 Final land division map procedure
20.716.070 Effect of approval
20.716.080 Recording

20.716.010 General procedures
Except as provided in section 20.716.030, all land division applications shall be processed in two stages: 
    A.  Application for tentative map of division into large parcels; and 
    B.  Application for final map of division into large parcels. The director shall be the designated official. The board shall be the final decision-maker for purposes of final maps of division of land into large parcels. (Ord. 763, 1996)
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20.716.020 Applicability
All owners of land or their authorized representatives who propose to divide any land or portion thereof, vacant or improved, for transfer or development into lots or parcels, each of which is at least: 1) one-sixteenth (1/16) of a section as described by government land office survey; or 2) 40 acres in area, including roads and easements, shall file an application for approval of a tentative map of division into large parcels; provided that, the provisions of this chapter shall not apply to the proposed division of land where each lot is at least one section or 640 acres. (Ord. 763, 1996; Ord. 390, 1981)
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20.716.030 Tentative land division map procedure
    A.  Application. Prior to dividing land pursuant to the provisions of this chapter, the owner of the land, or his authorized representative, shall tender a completed application for a tentative map of division into large parcels with the department in accordance with the established and published submittal schedule. The application shall be made on forms supplied by the department and shall contain the following information: 
        1.  A description of all contiguous holdings of the owner, including land in the same ownership as defined herein, with indication of the portion of the property which is to be subdivided; 
        2.  The number of copies of the tentative land division 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.  Such other information necessary for review of the tentative land division map as shall be required in accordance with administrative regulations or this code; 
        5.  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 land division map. The land division map must also provide typical channel centerline, right-of-way and ditch width of the conveyance ditch through the property, and arrows indicating direction of irrigation flow. The committee may, when necessary for its review, require additional information documenting existing and proposed conveyance ditch capacity. If the proposed parceling includes water impoundment there must be identification of the source of water and documentation of the state engineer’s approval; 
        6.  Any other information necessary for review of the tentative map established by the director.
    B.  Form and contents of tentative map of division into large parcels. Every tentative map shall be entitled: “Tentative Map of Division into Large Parcels” and be prepared and certified by a professional land surveyor, and shall show the following data and information: 
        1.  The approximate, calculated or actual acreage of each lot and the total acreage of the land to be divided; 
        2.  All roads or easements of access which exist are proposed in the applicable master plan or are proposed by the person who intends to divide the land; 
        3.  Any easements for public utilities which exist or which are proposed; 
        4.  Any existing easements for irrigation or drainage, and any normally continuous flowing watercourses and the claimant number under the Alpine Decree or any other court decree, identity and location of any conveyance ditches or other irrigation water conveyance structure within the proposed land division map. The land division map must also provide typical channel centerline, right-of-way and ditch width of the conveyance ditch through the property, and arrows indicating direction of irrigation flow. The water conveyance advisory committee may, when necessary for its review, require additional information documenting existing and proposed conveyance ditch capacity. If the proposed division of land includes water impoundment there must be identification of the source of water and documentation of the state engineer’s approval; 
        5.  An indication of any existing road or easement which the owner does not intend to dedicate; and 
        6.  The name and address of the owner(s) of the land. 
    C.  Processing by director. The director shall process the application for tentative map approval pursuant to chapter 20.04. Pursuant to chapter 20.24, the director shall schedule the application for public hearing before the commission. 
    D.  Hearing notice and procedure. Notice of the hearing before the commission shall be provided in accordance with chapter 20.20. Hearings shall be held in accordance with the procedures established in chapter 20.24. 
    E.  Planning commission action. Within 45 days after the official filing date, unless the time is extended by mutual consent of the applicant and the commission, the commission shall, following a public hearing, approve, conditionally approve or disapprove the tentative map of division into large parcels by a majority vote of the members present. The review and decision of the commission shall conform to the provisions of chapter 20.10. The commission shall set forth findings and reasons for its decisions in accordance with the criteria identified in section 20.716.040. Appeals from the decision of the commission shall be processed in accordance with chapter 20.28. (Ord. 801, 1998; Ord. 763, 1996; Ord. 539, 1991; Ord. 390, 1981)
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20.716.040 Findings for tentative map
    A.  The commission, in rendering its decision on the tentative map, shall base approval on finding in the affirmative the following: 
        1.  The tentative map meets the formal requirements of this chapter and NRS; 
        2.  The tentative map secures adequate access for subsequent purchasers; 
        3.  Where applicable, the tentative map secures the ability to irrigate and drain each parcel, consistent with the water rights appurtenant, and that the rights of downstream users are secured and not impaired; 
        4.  The location and width of easements for roads and public utilities are adequate for the area to be divided; 
        5.  The location and width of easements for drainage and irrigation purposes are adequate for the area to be divided; and 
        6.  There are no delinquent taxes or assessments on the land to be divided, as certified by the county treasurer. (Ord. 763, 1996; Ord. 539, 1991; Ord. 390, 1981)
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20.716.050 Duration, extension, and amendment of a tentative map of division into large parcels
    A.  Time for submission of final map. Unless the time is extended by the commission in the manner set forth in paragraph B, the applicant shall present a final map of division into large parcels, prepared in accordance with the tentative map, to the board. The final map shall include the entire area for which a tentative map has been approved. The final map shall be filed within one year from the date of approval of the tentative map by the commission or the date that the requirement of its filing was waived pursuant to chapter 20.716.030. 
    B.  Extension of tentative map. The commission may extend the period for presentation of any final map of division into large parcels for not more than one year after the expiration of the initial one-year period for presenting the final map, upon application to the department. The extension shall be consistent with any applicable policies of the master plan and may include conditions requiring compliance with the current provisions of the land development code. Extension requests shall be filed within the time provided in chapter 20.30. If a party is aggrieved by the decision of the commission concerning an application for extension, the party may appeal such determination in accordance with the provisions of chapter 20.28. 
    C.  Amendment of tentative map. At any time after tentative map approval, and before the time required for presentation of a final map, the applicant may request amendment to the approval or conditional approval of the tentative map. The director may approve minor tentative map amendments, subject to appeal to the commission in accordance with chapter 20.28. Major amendments shall be determined in accordance with the procedure for original approval of the tentative map under this chapter. Additional conditions which are reasonably related to the proposed amendment may be attached to approval of the tentative map amendment. An applicant who is unwilling to accept conditions attached to the proposed amendment may withdraw the amendment. Action on the application for amendment of the tentative map shall not stay the period for presenting a final map, unless a request for extension pursuant to paragraph B is approved. (Ord. 763, 1996; Ord. 390, 1981)
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20.716.060 Final land division map procedure
    A. Application requirements. Following approval of the tentative map, the applicant, if he wishes to proceed with the land division, shall file with the board through the department an application for final approval and recordation of the final map, prepared on standardized forms available at the department. The application shall be filed in accordance with the published submittal schedule. The application shall contain the following information: 
        1.  The original linen and at least five blue line copies of the final map in the form required by paragraph B, containing the information and the certificates of acknowledgment required by paragraphs C and D; 
        2.  The fee for final map approval set by resolution of the board; 
        3.  A certificate from the county treasurer stating that no taxes or assessments are delinquent; and 
        4.  Other items listed on the application form.
    B.  Form of final map. The final map shall: 
        1.  Be clearly and legibly drawn or stamped in black waterproof India ink upon good tracing cloth or produced by the use of other materials of a permanent nature generally used for such purposes in the engineering profession; 
        2.  Be entitled, "Map of Division into Large Parcels"; 
        3.  Be 24 inches by 32 inches in size, a with a marginal line drawn completely around each sheet leaving an entirely black margin of one inch at the bottom, top and right edges and two inches at the left edge along the 24-inch dimension; 
        4.  Be of a scale large enough to show clearly all details;         
        5.  Be prepared by a registered land surveyor; 
        6.  Be based upon an actual survey by the preparer which shows the date of the survey, or based upon the most recent government survey; 
        7.  Show the date of approval of the government survey and contain a certificate by the preparer that the parcels contain the number of acres shown for each parcel; and 
        8.  Clearly state the particular number of the sheet and the total of sheets comprising the final map on each of the sheets, and its relationship to each adjoining sheet.
    C.  Contents of final map. Every final map shall include all data required for the tentative map and all changes required as conditions of tentative map approval, and in addition shall contain the following: 
        1.  All lots by number and actual acreage of each lot; 
        2.  All roads or easements of access which exist and which the owner intends to offer for dedication, all roads or easements or access which are shown on the applicable master plan, and all roads or easements of access which are specifically required by the commission or governing body; 
        3.  Any easements for public utilities which exist or are proposed; 
        4.  Any existing easements for irrigation or drainage, and any normally continuously flowing watercourses and the claimant number under the Alpine Decree or any other court decree, identity and location of any conveyance ditches or other irrigation water structure within the proposed land division map. The land division map must also provided typical channel cross sections with dimensions, centerline, average slope through the property and designed flow capacity of conveyance structures and arrows indicating direction of irrigation flow. If the proposed division of land includes water impoundment there must be identification of the source of water and documentation of the state engineer s approval; and 
        5.  An offer or offers to dedicate the utility and right-of-way easements.
    D.  Final map certificates. The following certificates shall appear on the final map and shall be combined when appropriate: 
        1.  A certificate signed and acknowledged by the owner of land consenting to the dedication of the roads and granting of the easements; 
        2.  A certificate signed by the clerk of the governing body that the map was approved, or the affidavit of the person presenting the map for filing, that the time limited by section 20.716.050 for action by the governing body has not expired; 
        3.  If the property includes, impacts, or is adjacent to a conveyance ditch, a letter to the director by the water conveyance advisory committee stating that all irrigation conveyance facilities and associated access and maintenance easements or rights-of-way are depicted on the map; 
        4.  A certificate granting rights-of-way for water conveyance and maintenance. The grant of the right-of-way must 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.
    E.  Action by board. 
        1.  Unless the time period is extended by a mutual consent of the developer and the board, the board shall approve, conditionally approve or disapprove the final map by the majority vote of the members present within 45 days of the official filing date. 
        2.  If the board does not approve, approve with conditions or disapprove the final map within 45 days, the final map shall be deemed approved unconditionally. 
        3.  The board shall approve the map only if it finds as follows: 
            a.  The final map conforms in every respect with the approved tentative map; 
            b.  All conditions established upon approval of the tentative map have been satisfied; 
            c.  The final map conforms with all county ordinances applicable at the time of the hearing on the final map; 
            d.  All necessary certificates required by state law or by the land development code have been presented with the application for approval of the final map.
        4.  The review and decision of the board shall conform to the provisions of chapter 20.12. The board shall set forth findings and reasons for its decision in accordance with the criteria established in section 20.716.040. If the map is disapproved, the board shall also provide the applicant with a written statement of what changes would be necessary to render the map acceptable. 
        5.  The board shall, at the time of approval of the final map, accept or reject any or all offers of dedication. The decision to accept or reject offers of dedication shall be made in accordance with adopted board policy. (Ord. 763, 1996; Ord. 539, 1991; Ord. 390, 1981)
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20.716.070 Effect of approval
No vested rights shall accrue to the owner or developer of any division of land into large parcels by reason of the approval of a tentative or final map for division into large parcels approval until the actual signing of the final map by all parties required to sign the map. All requirements, conditions or regulations adopted by the county applicable to the division of land shall be deemed a condition for any division prior to the time of signing of the final map by the county engineer. Where the county has required the installation of improvements prior to signing of the final map, and improvements have, in fact, been completed, the applicant may be required to comply with the local laws and regulations in effect at the time when the final 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. 390, 1981)
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20.716.080 Recording
    A.  Recording of the map. Upon approval, it shall be the responsibility of the director or his designee to file the official final map with the county recorder within 15 working days of the date of board approval. Simultaneously with the filing of the final map, the department shall cause to be recorded such other legal documents required to be recorded by the county. 
    B.  Effect of recording. Filing with the county recorder operates as a continuing: 
        1.  Offer to dedicate for public roads the areas shown as proposed roads or easements of access, which the governing body may accept in whole or in part at any time or from time to time. 
        2.  Offer to grant the easements shown for public utilities, which any public utility may similarly accept without excluding any other public utility whose presence is physically compatible.
    C.  Conveyances. After a map has been filed with the county recorder, any lot shown thereon may be conveyed by reference to the map, without further description. (Ord. 801, 1998; Ord. 763, 1996; Ord. 390, 1981)
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