PARCEL MAPS
Sections:
20.712.010 General requirements
20.712.020 Application for tentative parcel map.
20.712.030 Procedure for tentative parcel maps.
20.712.040 Waiver requests.
20.712.050 Procedure for referral and processing as subdivision.
20.712.060 Findings for tentative parcel maps.
20.712.070 Amendment of parcel map approval.
20.712.080 Procedures for final parcel map.
20.712.090 Effect of final parcel map approval.
20.712.100 Reversion of final parcel map.
20.712.110 Signing and recording of final parcel map.
20.712.010 General requirements.
A. The director shall be the designated official and the final decision-maker
for purposes of applications for parcel maps, subject to appeal to the commission.
If the commission denies the appeal, the applicant may appeal the denial of
the commission to the board. Appeals to the commission and board shall be in
accordance with chapter 20.28.
B. All owners of land or their authorized representatives
who propose to divide any land for transfer or
development into four or fewer lots shall file
an application for tentative approval of a parcel
map.
C. Unless a method of dividing land is adopted for
the purpose or would have the effect of evading
this chapter, no parcel map shall be required
when the division of land is for the express
purpose of the following:
1. The creation or realignment of a public right-of-way
by a public agency;
2. The creation or realignment of an easement;
3. An adjustment of the boundary line or the transfer
of land between two owners of adjacent property
which does not result in the creation of any
additional parcels;
4. The purchase, transfer or development of space
within an apartment building or an industrial
or commercial building;
5. Carrying out any order of any court or dividing
land as a result of the operation of law;
6. The following transactions involving land:
a. The creation of a lien, mortgage, deed of trust
or other security instrument, provided, however,
that foreclosure of an interest in a portion
of a parcel will not result in the lawful division
of the parcel;
b. The creation of a security or a unit of interest
in any investment trust regulated pursuant to
the laws of the state of Nevada or any other
interest in an investment entity;
c. The conveyance of an interest in oil, gas, minerals
or building materials, which are severed from
the surface ownership of the real property;
d. The conveyance of an interest in land acquired
by the Department of Transportation pursuant
to chapter 408 of NRS;
e. The filing of a certificate of amendment pursuant
to NRS 278.473;
7. A division of land into large parcels, pursuant
to chapter 20.716.
8. A lien, mortgage deed or trust or any other security
instrument provided that the creation of foreclosure
of such an instrument on a portion of a larger
parcel shall not result in the division of the
larger parcel.
D. When two or more separate lots, parcels, sites,
units or plots of land are purchased, they remain
separate for the purposes of this chapter and
NRS 278.468, 278.590 and 278.630. When the lots,
parcels, sites, units or plots are resold or
conveyed they are exempt from the provisions
of this chapter until further divided. (Ord.
801, 1998; Ord. 763, 1996) 
20.712.020 Application for tentative parcel map.
A. Contents of application. Prior to dividing land
by parcel map, the landowner or his authorized
representative, shall file an application for
approval of a tentative parcel map with the director,
together with any request for waivers pursuant
to section 20.712.040. The application shall
be made on forms supplied by the department and
shall contain the following information:
1. List of the names, addresses and telephone numbers
of the owner of record, applicant and the engineer
or surveyor preparing the map;
2. List of the names, addresses and telephone numbers
of public utility companies which will serve
the subject property, including water supply
and method of sewage disposal;
3. A north point, scale, date, boundary line and
dimensions of the project. The direction of the
north arrow should be shown pointing towards
the top or right hand side of the map;
4. The entire assessor's parcel, identify any remainder
portion, and any contiguous properties under
common ownership (whole or partial ownership);
5. Legal description of the land included within
the tentative parcel map sufficient to define
the boundaries of the map. Note: A portion of
a section is not sufficient. If the boundary
is by metes and bounds, that description shall
be on the tentative parcel map;
6. The parcel layout, the approximate dimensions
of each parcel (ditto marks not acceptable) where
pads are proposed for building sites, the approximate
pad elevation, the elevations of all adjacent
parcels, the top and toe of cut and fill slopes
to scale, preliminary design and approximate
finish of all grading, and a number for each
parcel in consecutive numbers. Any portion of
property in common contiguous ownership not included
in the map shall be labeled as a remainder parcel;
7. In tabular form, indicate the approximate acreage,
the number of parcels, proposed density, existing
and proposed zoning and master plan designations,
proposed use of parcels, number of lineal feet
of new streets, and acreage of any remainder
parcel;
8. Zoning and master plan designations and land
uses of adjoining property, including across
any rights-of-way. Indicate distance from property
line to any off-site structures that are within
25 feet of property line;
9. Note and dimension all existing structures, indicating
the use of each structure and whether structure
is to remain or to be removed. In addition, show
all parking facilities and driveways;
10. The street approximate gradient or centerline
profile for each proposed highway, street casement
and drainage improvement shown on the tentative
parcel map;
11. Note the width and approximate locations of all
existing and proposed easements or rights-of-way
whether for public or private roads, drainage,
sewers, or flood control purposes, shown by dashed
lines. Overhead utility lines on peripheral streets
shall also be indicated. Existing easements shall
show the name of the easement holder, purpose
of easement, and legal reference (official records)
for the easement. If an easement is blanket or
intermittent in nature, a note to this effect
shall be placed on the tentative map;
12. Note the approximate radius of all centerline
curves on highways, streets or ways;
13. The locations of all areas subject to inundation
or flood hazard and the locations, width, and
directions of flow of all watercourses and flood
control areas within and adjacent to the property
involved. Include community panel number, date
of most recent revision per Flood Insurance Rate
Map (FIRM), and the method for handling storm
water;
14. Locate, by distance from existing and proposed
property lines and other above ground structures,
the placement on the property of all existing
structures and other manmade features including
buildings, utility poles, fences, driveways,
signs, existing wells, sewers, septic systems
(including leach lines), culverts, bridges, drain
pipes, fire hydrants and sand, gravel or other
excavations within the subdivision. Indicate
which existing structures will remain and which
will be removed;
15. The contour of land at intervals of not more
than two feet if the general slope of the land
is less than the ten percent, and five feet for
all other areas. This shall include an area of
not less than 100 feet surrounding the tentative
parcel map. Please indicate contour interval
and the source and date the contours were compiled;
16. Vicinity map of the area showing the proposed
parcel map in relation to any established roads
and other landmarks so that the site can be easily
located. Indicate the proposed access route to
the site from the nearest public right-of-way;
17. On a parcel map consisting of a condominium project
or a planned development, the tentative parcel
map shall show, by dashed lines, the approximate
location from all existing and proposed property
lines and building envelopes and other structures
to be erected.
18. The number of copies of the tentative parcel
map, with contents as prescribed in the application
form;
19. A certificate from the county treasurer stating
that no taxes or assessments are delinquent;
20. Written evidence indicating that all applicable
fees and application materials have been submitted
to the Nevada division of environmental protection,
water quality division.
21. Copies of all applicable “will serve” letters.
22. Copies of all applicable special studies and
reports.
23. Such other information necessary for review of
the tentative subdivision map as shall be required
in accordance with administrative regulations
or this code.
24. 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
parcel map. The parcel map shall 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.
B. Certification. If a survey is not required for
the preparation of a parcel map, the map shall
be prepared by a registered land surveyor, and
contain a certificate which includes substantially
the following: “This map was prepared from existing
information (identifying it and stating where
filed or recorded), and the undersigned assumes
no responsibility for the existence of monuments
or correctness of other information shown on
or copies of any such prior document.” (Ord.
801, 1998; Ord. 763, 1996; Ord. 539, 1991; Ord.
495, 1989; Ord. 494, 1989; Ord. 390, 1981)
20.712.030 Procedure for tentative parcel maps.
A. Action by director. The director shall process the application for
tentative parcel map approval pursuant to chapter 20.04
Using the standards for approval in section 20.712.060, the director, or his
designee, shall approve, conditionally approve or deny the application for tentative
parcel map in accordance with chapter 20.06
B. Appeal and decision. An applicant aggrieved by a decision of the director
may appeal in writing to the commission in the manner provided in chapter 20.28.
C. Duration of approval. Unless the time is extended
in the manner set forth in paragraph D, the applicant
shall present a final parcel map which conforms
to all conditions of approval to the director
for processing and recording within two years
from the date of the final decision on the tentative
parcel map application. If the applicant fails
to submit a conforming map within the above time
limits, all proceedings concerning the parcel
map are terminated. If the final parcel map is
submitted within two years and conforms to all
conditions of approval and with the provisions
of chapter 20.712.020, it shall be approved by
the director.
D. Extension. For good cause shown, the director may extend the period
for presentation of a conforming final parcel map for not more than one year
after the expiration of the initial two-year period for presenting the map.
The extension shall be consistent with any applicable policies of the master
plan and may include conditions requiring compliance with current provisions
of the land development code. Extension requests shall be filed within the time
provided in chapter 20.30. (Ord. 910, 2000; Ord. 763,
1996; Ord. 669, 1994; Ord. 495; 1989; Ord. 494, 1989; Ord. 390, 1981)
20.712.040 Waiver requests.
A. A person proposing to divide land subject to
these parcel map regulations may request in writing
a waiver from the requirement of a survey or
a waiver of adequate public facility standards
for roads.
B. The request for waiver shall be submitted with the application for
tentative parcel map approval. The decision on the request is made by the director
in accordance with chapter 20.06 under the standards
set forth in section 20.712.060. Reasonable conditions may be placed on any
waiver granted under this subsection, in the manner provided in chapter 20.14.
C. Before the director waives the survey requirement,
he must obtain a written finding from the county
surveyor or other professional land surveyor
that a survey is not required to accomplish the
purposes of NRS 278.010 to 278.630, inclusive.
D. Waiver of adequacy standards for roads may be
made in the areas of off-site access requirements,
street alignment, surfacing and width, only if
the applicant demonstrates that:
1. The proposed parcel map, if approved, does not
result in the creation of any parcels less than
five acres in size;
2. The land lies outside the boundaries of urban
service areas designated in the adopted master
plan;
3. The waiver of one or more adequate facilities
standards for roads does not result in road improvements
which are inconsistent with any existing use
of land zoned for similar use which lies within
660 feet of any proposed parcel.
If
the waiver request is denied, the tentative parcel
map application must meet all requirements for
a land survey and adequate public facilities
standards for roads. (Ord. 801, 1998; Ord.
763, 1996)
20.712.050 Procedure for referral and processing as subdivision.
If the tentative parcel map application or applications
constitute a scheme for avoiding the rules governing
the subdivision of land within the meaning of
this title, or constitutes the second division
of a tract or portion of a tract of land under
the same ownership, the application may be deemed
incomplete and the director shall notify the
applicant or applicants that the proposed division
of land must be processed and evaluated as a
subdivision pursuant to chapter 20.708. (Ord.
763, 1996)
20.712.060 Findings for tentative parcel maps.
The director or his designee in rendering a decision
on the application for tentative parcel map approval
and the commission on appeal shall base the decision
on the requirements of NRS and make affirmative
findings on the following factors, taking into
account the recommendations of reviewing agencies:
A. The property to be divided is zoned for the intended
uses and the density and design of the division
conforms to the requirements of the zoning regulations
contained in the development code;
B. The proposed parcel map conforms to public facilities
and improvement standards of this land development
code;
C. The proposed parcel map conforms to the improvement
and design standards contained in this title;
D. There are no delinquent taxes or assessments
on the land to be divided, as certified by the
county treasurer;
E. The project is not located within an identified
archeological or cultural study area, as recognized
by the county. If the project is located in a
study area, an archeological resource reconnaissance
has been performed on the site by a qualified
archeologist and any identified resources have
been avoided or mitigated to the extent possible
per the findings in the report. (Ord. 801,
1998; Ord. 763, 1996; Ord. 390, 1981)
20.712.070 Amendment of parcel map approval.
At any time before the recording of the final parcel
map, the owner may apply to the director to amend
the tentative parcel map approval in accordance
with section 20.768.020. Minor amendments may
be approved in the context of final parcel map
approval. For any proposed major amendment to
the map or terms of approval, the director may
require resubmission of a tentative parcel map
application. The owner may appeal any decision
on amendments to the commission. (Ord. 763,
1996)
20.712.080 Procedures for final parcel map.
A. Application requirements. Following approval of the
tentative parcel map, an owner who wishes to
proceed with the parcel map shall file with
the director an application for final approval
and recordation of the final parcel map, prepared
on standardized forms available at the office
of the department. The application shall contain
the following information:
1. The original signed linen and at least five blueline
copies of the final parcel map in the form required
by paragraphs B and C, containing all required
certificates and acknowledgments required by
paragraph D;
2. A certificate from the county treasurer stating
that taxes and assessments are paid in full;
3. Improvement plans approved by the county engineer,
and other agencies required to approve the construction
plan along with an approved and executed improvement
agreement and required security or a certificate
of satisfactory completion issued by the county
engineer;
4. Written documentation that all conditions of
the tentative map have been met;
5. Other items listed on the application form.
B. Form of final parcel map. The parcel map shall
be drawn in black waterproof India Ink on tracing
cloth or produced by the use or other materials
of a permanent nature generally used for such
purposes in the engineering profession, the
size and border of which shall conform to the
requirements of this title, and shall, in addition,
include the following:
1. If a survey is required:
a. All monuments found, set, reset, replaced or
removed, describing their kind, size and location
and giving other data relating thereto;
b. Bearing or witness monuments, bases of bearings,
bearings and length of lines and scale of map;
c. Name and legal designation of tract or grant
in which the survey is located and ties to adjoining
tracts;
d. Memorandum of oaths;
e. Signature of surveyor;
f. Date of survey;
g. Signature of the owner or owners of the land
to be divided, witnessed by a notary;
h. Any easement granted or dedications made;
i. The exterior boundary of the land to be divided
shall be indicated by a graphic border;
j. Any other data necessary for the intelligent
interpretation of the various items and locations
of the points, lines and areas shown.
2. If a survey is not required:
a. The tract to be divided and the resulting lot,
by appropriate reference to the existing information
on which it is based;
b. The means of access to the severed lot;
c. The signature of the owner or owners of the land
to be divided, witnessed by a notary;
d. Any easements granted or dedications made;
e. Any other data necessary for intelligent interpretation
of the division and access.
C. Signing of map. The director shall assure that
the following signatures and certificates appear
on or accompany the approved final parcel map
prior to recordation:
1. When financial security is required, the county
engineer shall endorse approval of the map after
the security has been provided and all the conditions
of the map have been satisfied. Security must
comply with chapter 20.720.
2. When installation of improvements is required,
the county engineer shall endorse approval of
the map after all conditions of the map have
been satisfied and all improvements satisfactorily
completed. There shall be written evidence that
the required public facilities have been installed
in a manner satisfactory to the county shown
by a certificate signed by the county engineer.
3. The county engineer shall sign the map only after
determining in cooperation with any utility providing
water service to the parcel that the map is in
accordance with section 20.100.040, water rights
dedication.
4. The following certificates and acknowledgments
must accompany the final parcel map:
a. A certificate signed and acknowledged by all
parties having any record or title of interest
in the land subdivided, consenting the preparation
and recordation of the map;
b. A certificate signed and acknowledged as above,
offering for dedication for certain specified
public uses those certain parcels of land which
the parties desire so to dedicate;
c. A certificate of title indicating:
i. that each person signing the final parcel map
owns a record of interest in the land and that
all the owners of record of land have signed
the final parcel map;
ii. Listing of any lien or mortgage holders of record,
if any. If there are no lien or mortgage holders
of record, the fact that there are none shall
be stated in the certificate;
iii. The certificate of title required by this title
shall be signed and dated by an officer of the
title company responsible for these statements
contained within the title certificate;
d. A certificate by the surveyor responsible for
the survey and parcel as may be prescribed by
Nevada state law;
e. A certificate by the county engineer stating
that he has examined the parcel map, that the
map is technically correct, and that the applicant
has complied with each of the following alternatives:
i. All the improvements have been installed in accordance
with the requirements of these regulations; or
ii. Security in conformance with chapter 20.720 has
been posted with the board in an amount sufficient
to assure completion of all required improvements;
f. A certificate by the director stating that he
has examined the final parcel map and that he
is satisfied that the map is in conformance with
all applicable provisions of state and local
law;
g. A certificate for execution by the county clerk
stating that the county has approved the map
and accepted (or deferred) on behalf of the public
any parcels of land offered for dedication for
public use in conformity with the terms of the
offer of dedication;
h. Certificates from the division of water resources
of the state department of conservation and from
the health division of the state department of
human resources, where required by the adequate
public facilities policies in chapter 20.100;
i. A certificate by the appropriate public utilities
accepting the designated easements;
j. Proper certificates of a notary public as required;
k. A certificate for execution by the county recorder
concerning the appropriate recording data required
by law;
l. If the property includes, impacts, or is adjacent
to a conveyance ditch, a letter to the chief
planning official by the water conveyance advisory
committee stating that all irrigation water conveyance
facilities and associated access and maintenance
easements or rights-of-way are depicted on the
map;
m. A certificate granting rights-of-way for water
conveyance and maintenance. The grant of the
right-of-way shall run to the benefit of all
persons entitled to the use of the conveyance
ditch under the Alpine Decree or other court
decree and their successors in interest or to
any ditch company or similar entity having an
interest in or responsibility for the water conveyance
ditch and associated structures.
D. It shall be the responsibility of the director
to file the original map with the county clerk
for signing and submission to the county recorder
within 15 days of the date of presentation of
the conformity map to the department. Simultaneously
with the filing of the map, the department shall
record any other legal documents required to
be recorded by the county. (Ord. 801, 1998;
Ord. 763, 1996; Ord. 539, 1991; Ord. 495, 1989;
Ord. 394, 1981; Ord. 390, 1981)
20.712.090 Effect of final parcel map approval.
No vested right shall accrue to the owner or developer
of any parcel map by reason of map approval until
the actual signing of the conforming final parcel
map by all parties required to sign said map. All
requirements, conditions, or regulations adopted
by the county applicable to parcel maps shall
be deemed a condition for any parcel map prior
to the time of signing of the map by the county
engineer. Where the county has required the
installation of improvements prior to signing
of the final parcel map, and improvements have,
in fact, been completed, the developer may be
required to comply with the local laws and regulations
in effect at the time when the parcel map is
presented for signing only if the director determines
that such compliance is necessary to prevent
a substantial risk of injury to the public health,
safety and general welfare. (Ord. 801, 1998;
Ord. 763, 1996; Ord. 500, 1989; Ord.390, 1981)
20.712.100 Reversion of final parcel map.
A final parcel map which has been recorded may
be revoked pursuant to section 20.768.040, and
the parcel map reverted to acreage, pursuant
to chapter 20.768, in the event that the owner
or his successor in interest fails to complete
improvements as required by the parcel map and
any improvement agreement, development agreement
or as otherwise provided by law. The proceeding
may be initiated by either the owner or the county.
At the initiation of proceedings to revoke or
revert to acreage, the county shall record a
document with the county clerk and recorder's
office giving notice thereof. If final parcel
approval is revoked or the property reverted
to acreage, the board order to that effect will
be recorded with the county clerk and recorder's
offices, the parcel map will no longer be valid
and further sale or development of lots or parcels
within the revoked parcel shall be prohibited
without approved division of land pursuant to
this development code. (Ord. 801, 1998; Ord.
763, 1996; Ord. 390, 1981)
20.712.110 Signing and recording of final parcel map.
A. Signing of the map.
1. When an improvement agreement and security are
required, the county engineer shall endorse approval
of the map only after security has been provided
and all conditions of the map have been satisfied.
2. When installation of improvements is required,
the county engineer shall endorse approval on
the map only after all conditions of the map
have been satisfied and upon issuance of a notice
of completion.
3. The county engineer shall sign the map only after
determination, in cooperation with any utility
providing water service to the subdivision or
accepting improvements for maintenance, that
the map is in compliance with the county code
relating to the dedication of facilities, water
rights and rights-of-way.
B. Recording of the map. It shall be the responsibility
of the department to file the original map with
the county clerk for signing and submission to
the county recorder within 15 working days of
the date of approval of the final subdivision
map by the commission. Simultaneously with the
filing of the map the department shall cause
to be recorded such other legal documents as
may be required to be recorded by the county. (Ord.
763, 1996; Ord. 495, 1989; Ord. 494, 1989; Ord.
390, 1981)
