A site improvement permit authorizes on-site construction over private property for single family detached residential subdivisions and multifamily (more than 3 dwelling units) developments prior to the issuance of a permit to construct a building, and may include improvements within a public roadway associated with the on-site construction such as site grading, installation of public utilities, drainage improvements, road improvements including curbs, sidewalks and related features, up to and including building pad certification. The site improvement permit is a separate permit which expedites the construction process for larger developments. A building permit may be issued instead of a site improvement permit when the building permit submittal includes all on-site construction work described above in this paragraph. Any work within abutting rights-of-way requires separate encroachment permits. For detached single family residential developments, a final subdivision map must be processed concurrent with an application of a site improvement permit for the detached single family residential development. (Ord. 603, 11-1-2018; amd. Ord. 607, 9-19-2019; Ord. 633, 1-3-2023)

A site improvement permit is required for work, including grading, trenching, or construction of public or private utilities, drainage structures or roads unless the work is allowed under an existing building permit. (Ord. 603, 11-1-2018)

   A.   A site improvement permit is not required for the following:

      1.   Work exempt from building permits pursuant to chapter 239 of this title;

      2.   Clearing and grubbing, plowing and farrowing on property involved in active agricultural production;

      3.   Other grading work exempted by section 1803 of the IBC;

      4.   Grading under fifty (50) cubic yards (38.23m3);

      5.   Exploration, extraction and processing of minerals and construction materials;

      6.   Work specifically approved under a building permit or encroachment permit issued under this chapter.

   B.   Exemption from the permit requirements of this title does not grant authorization for any work to be done in any manner in violation of the provisions of this title or any other laws or ordinances of this jurisdiction. (Ord. 603, 11-1-2018)

   A.   The property owner or his authorized representative must tender a completed site improvement permit application to the department on a form furnished by the department. The application must contain the following information:

      1.   A description of the work to be covered by the permit.

      2.   A legal description of the land on which the proposed work is to be done, street address or similar description that identifies and definitely locates the proposed work.

      3.   The application must be accompanied by grading plans, improvement plans, diagrams, studies, computations and specifications and other data drawn to scale and clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of this title and all relevant laws, ordinances, rules and regulations.

      4.   An itemized engineer's estimated value of work, signed, stamped and dated by a Nevada professional engineer where plans, studies or computations are required to be prepared by a Nevada professional engineer, or an itemized contractor's executed contract with estimated value of work, signed and dated with the contractor's license number and limit. A site improvements surety approved by the District Attorney or a cash deposit to cover one hundred fifty percent (150%) of the engineer's estimated value of work based on the full required improvements ("bond") shall be submitted with the application and be reviewed and approved by the County Engineer prior to commencement of work.

      5.   The signature of the property owner and the applicant or applicant's authorized representative.

   B.   A site improvement permit may include all site improvements including, but not limited to grading, utility installation, drainage improvements, and road construction. The application, plans, specifications, computations and other data filed by an applicant for a permit must be reviewed by the Director, the County Engineer, the Utilities Director, the Road Superintendent, and the Fire Chief of the appropriate Fire District or their respective designees. The plans shall be reviewed by other departments of this jurisdiction and agencies to verify compliance with any applicable laws under their jurisdiction. If the Director finds that the work described in an application for a permit and the plans, specifications and other data filed with the application conform to the requirements of this title, other pertinent laws and ordinances, that the plans have been signed by all responsible agencies where applicable, that security has been posted, and that all required fees have been paid, the Director shall issue a site improvement permit.

   C.   Prior to the initiation of site improvement work, a pre- construction meeting shall be held with the County Engineer and the Utilities Department Director or their designees.

   D.   The Road Superintendent, Utilities Department Director, Community Development Director and County Engineer may allow the reduction of the site improvements bond for portions of the major components of the improvements installed/completed to the satisfaction/acceptance of the Utilities Department Director, Community Development Director and County Engineer.

   E.   The Road Superintendent, Utilities Department Director, Community Development Director and County Engineer or their designees shall inspect and verify that all of the site improvements have been installed to their respective satisfaction prior to issuing a Certificate of Completion.

   F.   The site improvements surety bond will be held for one year from the date of issuance of the Certificate of Completion for the site improvements to guarantee the quality of the site improvements before being scheduled before the Board of Commissioners for release. At the end of one year, the site improvements surety bond will be replaced by a maintenance bond in the amount of ten percent (10%) of the cost of construction estimate. The maintenance bond will be held by the County for one year after the date of conversion from the site improvements bond to the maintenance bond. After the County Engineer has inspected and deemed the improvements to have been maintained properly, then the ten percent (10%) maintenance bond may be scheduled before the Board of Commissioners for release.

   G.   If site improvements are completed, inspected and verified as installed to the satisfaction of the Road Superintendent, Utilities Department Director, Community Development Director and County Engineer prior to recording of a Record of Survey for commercial or industrial subdivisions), then a maintenance bond in the amount of ten percent (10%) of the cost of construction estimate is required with a Certificate of Completion signed by the County Engineer. Once the final Record of Survey for commercial or industrial subdivisions has recorded and after the County Engineer has inspected and deemed the improvements to have been maintained properly, then the ten percent (10%) maintenance bond may be scheduled before the Board of Commissioners for release. (Ord. 603, 11-1-2018; amd. Ord. 607, 9-19-2019)

   A.   One set of approved stamped plans, specifications and computations must be retained by the department and one set of approved stamped plans and specifications must be kept on the site of the construction work at all times during which the work authorized is in progress.

   B.   The department must retain one permanent set of approved stamped improvement plans, specifications and computations, including all required "as-builts".

   C.   Prior to issuance of a Certificate of Completion for the improvements, release of the site improvement bond and acceptance of the maintenance bond, the project engineer of record shall provide the County with a digital copy of all required "as- builts" plans with PDF and DWG (or shape) files containing the line work for all constructed public utilities and road construction that are rectified (geo-registered, tied to a grid based coordinate system) drawings with cross-referenced drawings attached to the AutoCAD file and provide the scale factor used to coordinate the ground coordinates to grid coordinates. (Ord. 603, 11-1-2018)

   A.   Every site improvement permit issued by the department under the provisions of this title will expire and become void if the work authorized by the permit is not commenced within one hundred eighty (180) days from the date of the permit, or if the work authorized by the permit is suspended or abandoned at any time after the work is commenced for a period of one hundred eighty (180) days. Before any work can be recommenced, a new permit must be first obtained and a fee in the amount of one-half (1/2) that required for a new permit for the work, provided no changes have been made or will be made in the original plans and specifications for the work, the plans were approved under the prevailing Development Code provisions, and that any suspension or abandonment has not exceeded one year. In order to renew action on a permit after expiration, the permittee must obtain a new permit for the work and pay a new full permit fee.

   B.   Any permittee holding an unexpired permit may apply for an extension of the time within which work may commence under that permit when the permittee is unable to commence work within the time required by this section for good and satisfactory reason. The Director may extend the time for action by the permittee for a period not exceeding one hundred eighty (180) days on written request by the permittee showing that circumstances beyond the control of the permittee have prevented action from being taken. No permit may be extended more than once.

   C.   Every site improvement permit issued by the department expires and becomes void after a period of two (2) years from the date of issuance. When a 180-day extension has been granted for commencement of work, it expires after a period of two (2) years and six (6) months from the date of issuance. Before work can be recommenced, a new permit must be obtained, and fee in the amount of one-half (1/2) that required for a new permit for the work, provided no changes have been made or will be made in the original plans and specifications for the work, and provided that the plans were approved under the prevailing uniform codes. (Ord. 603, 11-1-2018)

Fees for site improvement permits are established by resolution of the Board. (Ord. 603, 11-1-2018)