PROPERTY DEVELOPMENT STANDARDS
Sections:
20.690.010 Purpose
20.690.020 Applicability.
20.690.030 General standards.
20.690.010 Purpose.
These standards shall ensure that new or modified
uses and development will produce an environment
of stable, desirable character which is harmonious
with the existing and future development and
consistent with the mater plan. (Ord. 763, 1996)
20.690.020 Applicability.
Except as otherwise provided, any permit which authorizes
new construction or modifications to an existing
structure shall be subject to the standards set
forth in this chapter. (Ord. 763, 1996)
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 installation 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 and structure 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 |
|
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) |
* 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 crossview, 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.
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.
G. Fire Protection. All structures shall meet
the requirements of the appropriate fire district
in which the project is located.
H. Fumes, vapor, gases, and other forms of air pollution. 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 structures’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
bermed 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).
aa) 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.
bb) Total land area within each category must be
indicated on a table to be provided on the map
face.
ii) Grading plan.
aa) 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.
bb) 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.
aa) 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.
aa) 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:
bb) A survey of existing trees, large shrubs and
ground covers.
cc) 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.
dd) A plan for the preservation of existing vegetation
during construction activity.
ee) 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 arterials 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 downslopes to property lines unless
a homeowners association, slope maintenance district,
or similar entity is established for maintenance
of the downslopes. Exemptions to this requirement
may be made for downslopes 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 CNEL
exterior and 45 CNEL 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
a continuous materials which is 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, construction and equipment permitted 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 or electrical disturbance. No activity
shall be permitted which emits radioactivity
or electrical disturbance.
Q. Refuse storage and disposal. 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.
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. 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.
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, loose rubbish, garbage, junk,
or their 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. 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.
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 nor 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 archeological sites. Setbacks
shall extend from the boundaries of significant
historical or archeological 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-approvable, 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 wood
shakes, metal, asphalt, composition, or wood
shingles, or concrete, fiberglass or slate tiles. Unfinished
galvanized steel or unfinished aluminum roofing
shall not be permitted. The dwelling shall have
a roof with a minimum of 4:12 pitch and there
shall be a roof overhang at the eaves and gable
ends of not less than 18 inches, excluding rain
gutters, measured from the vertical side of the
dwelling. The roof overhang requirement shall
not apply to areas above porches, alcoves, and
other appendages that together do not exceed
25 percent of the length of the dwelling.
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 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)
