A.   Purpose: The purpose of this chapter is to provide for the orderly review and approval of the division of land into lots, tracts, parcels or other subparts for sale or development. This chapter includes provisions for major subdivisions, parcel maps and divisions of land into large parcels.

   B.   Prohibited Subdivisions: No person may subdivide land in the city except in accordance with all of the provisions of this chapter. Except as exempted in this chapter, the following acts are prohibited:

      1.   Parcel Creation: Creation of parcels without subdividing, except those intended for agricultural use, which is larger than ten (10) acres, is prohibited.

      2.   Selling Land Prior To Approved Map: No owner or agent of the owner of any of land subject to these regulations shall offer for sale or transfer title to any tract before a map has been approved in accordance with the provisions of these regulations and recorded with the county recorder and signed off by city department heads.

      3.   Subdivision By Metes And Bounds: Subdivision by metes and bounds is prohibited. It shall be unlawful to subdivide any lot or any parcel of land by the use of metes and bounds description for the purpose of sale, transfer or lease with the intent of evading these regulations.

   C.   Exemptions: The following divisions of land shall be exempt from these subdivision requirements:

      1.   The public acquisition of land for the widening of existing streets or for constructing other public works;

      2.   Any lot, parcel or tract of land located within the area governed by these regulations which has been legally subdivided or resubdivided by map or deed prior to the adoption of these regulations;

      3.   A division of property through inheritance, the probate of an estate or by order of a court of law;

      4.   A lien, mortgage, deed of trust or any other security instrument regulated under the laws of Nevada or any other interest in an investment entity;

      5.   Cemetery lots;

      6.   An interest in oil, gas, minerals or building materials, which is now or hereafter severed from the surface ownership of real property;

      7.   The creation of a leasehold for a space within a multi-occupant building or a commercial building site; provided, that the property is a part of an approved subdivision or addition and regulated in accordance with the site plan requirements of the city;

      8.   The creation of a leasehold for agricultural use of the subject property; provided, that the use does not involve the construction of a building(s) to be used as a residence or for any purpose not directly related to agricultural use of the land or crops or livestock raised thereon. (Ord. 172, 9-24-1996, eff. 10-31-1996)

 

 

   A.   Purpose: The sketch map review procedure is designed to allow the applicant to present a concept level plan to the city staff for a discussion of suggestions and concerns.

   B.   Applicability: Sketch map approval is not required prior to the submission of a tentative map; however, it is strongly encouraged.

   C.   Application:

      1.   Filing: The property owner or his/her representative shall initiate a sketch map approval request by filing an application with the zoning official and paying the filing fee established by the city council. (Ord. 172, 9-24-1996, eff. 10-31-1996)

      2.   Contents: A sketch map application shall include: (Ord. 382, 8-28-2007, eff. 9-20-2007)

         a.   Completed application forms and the payment of all applicable fees;

         b.   A proposed phasing plan for the development of future sections;

         c.   Any attendant documents needed to supplement the information provided on the map.

   D.   Sketch Map Contents: In preparation for this meeting, the applicant shall prepare a sketch map. The following information will be required for a thorough administrative review of the sketch map:

      1.   Name of the proposed subdivision;

      2.   Date, scale, north arrow;

      3.   Property owner's name and address;

      4.   Description of all existing covenants, liens and encumbrances;

      5.   Location of property lines;

      6.   Existing or platted easements, rights of way, streets or other public ways;

      7.   Location, sizes and elevations of existing sewers, water mains, culverts and other underground structures within the boundaries of the proposed subdivision and adjacent thereto;

      8.   Existing permanent buildings;

      9.   Utility poles and utility rights of way on or immediately adjacent to the property proposed to be subdivided;

      10.   Approximate topography based on USGS or NAVD datum at ten foot (10') contour intervals;

      11.   Approximate location and width of all proposed streets within and abutting the proposed subdivision;

      12.   Preliminary proposals for connections with existing water supply and sanitary sewerage systems, and preliminary proposals for collecting and discharging surface water drainage;

      13.   Approximate location, dimensions and area of all proposed and existing lots;

      14.   Approximate location, dimensions and area of all parcels of land proposed to be set aside for park or playground use or other public use;

      15.   Vicinity map showing all streets and the general development pattern and land uses of the surrounding area;

      16.   If the sketch map covers only a part of the applicant's contiguous holdings, the applicant shall show the extent of adjacent land holdings. (Ord. 172, 9-24-1996, eff. 10-31-1996)

   E.   Sketch Map Review:

      1.   The zoning official shall schedule the sketch map for review at the next meeting of the staff review committee. (Ord. 382, 8-28-2007, eff. 9-20-2007)

      2.   Prior to the staff review committee meeting, the zoning official shall forward copies of the sketch map to appropriate departments and agencies for their review.

      3.   Sketch map review shall focus on applicable provisions of these regulations, physical features of the proposed development, the availability of public facilities and services, the timing and placement of public improvements and any master plan requirements.

      4.   The staff review committee shall determine whether the proposed development will be classified as a "minor subdivision" or a "major subdivision", as defined in this title.

      5.   Following the review meeting, the zoning official shall send the applicant written comments regarding the proposed subdivision to assist the applicant in completing the subdivision process. (Ord. 172, 9-24-1996, eff. 10-31-1996)

 

 

   A.   Purpose: The purpose of the concept plan is to demonstrate conformance with the master plan, compatibility of land use and coordination of improvements within and among individually platted parcels, sections or phases of a development prior to approval of a tentative map.

   B.   Applicability: A concept plan shall be required when an applicant is applying for the subdivision of less than the entire, contiguous land area held in common ownership. The concept plan shall illustrate future development of the entire area under common ownership. Where a concept plan is required, no further development applications shall be approved until a concept plan has been submitted and approved.

   C.   Application:

      1.   Filing: The property owner or his/her designated representative shall initiate a concept plan approval request by filing an application with the zoning official and paying the filing fee as established by the city council. (Ord. 172, 9-24-1996, eff. 10-31-1996)

      2.   Contents: A concept plan application shall include: (Ord. 382, 8-28-2007, eff. 9-20-2007)

         a.   Completed application forms and the payment of all applicable fees;

         b.   A proposed phasing plan for the development of future sections;

         c.   Any attendant documents needed to supplement the information provided on the map;

         d.   A complete tentative map submittal if submitted for review and approval in conjunction with the concept plan.

      3.   Tentative Map Review: A concept plan may be submitted for review and approval simultaneously with a tentative map; provided, however, that the map shall not be approved until the concept plan has been approved. If the concept plan and the tentative map are to be reviewed simultaneously, the map and plan must be submitted to the zoning official simultaneously.

   D.   Contents:

      1.   Scale: A concept plan shall be printed on twenty four inch by thirty six inch (24" x 36") paper at a scale of one inch equals one hundred feet (1" = 100') (or larger) with all dimensions measured accurately to the nearest foot; provided, however, that a different scale may be used if approved in writing by the zoning official prior to submittal.

      2.   Attachments: The concept plan shall contain or have attached thereto:

         a.   Names and addresses of the developer, record owner, land planner and engineer;

         b.   Proposed name of the subdivision, date prepared and/or revised, north indicator, scale;

         c.   Location map drawn at a scale of two thousand feet (2,000') per inch showing the area within a one mile radius of the proposed subdivision. Use of the current city address map is recommended;

         d.   A layout of the entire proposed subdivision and its relationship to adjacent property, existing development and recorded maps;

         e.   Topographic contours based on datum at ten foot (10') intervals based on USGS or NAVD datum unless otherwise approved by the zoning official;

         f.   Proposed major categories of land use showing compatibility with the master plan;

         g.   Proposed number of dwelling units and gross density of each type of residence and proposed floor area ratio for all nonresidential land uses;

         h.   Proposed and existing arterial, collector and local streets (both public and private) to serve the general area;

         i.   Location of sites for parks, schools and other public uses, and all areas of common ownership;

         j.   Significant drainage features and structures, including any 100-year floodplains;

         k.   Significant manmade features such as railroads, buildings, utilities and drainage structures;

         l.   Approximate boundaries and timing of proposed phases of development;

         m.   Identification of known exceptional topographical, cultural, historical, archaeological, hydrological or any other physical conditions of the property to be developed or within one hundred feet (100') on an adjacent parcel which will require the establishment of reasonable design standards in excess of the established minimum standards or require a variance from minimum standards. (Ord. 172, 9-24-1996, eff. 10-31-1996)

   E.   Reserved. (Ord. 382, 8-28-2007, eff. 9-20-2007)

   F.   Review And Recommendation:

      1.   Recommendation To City Council: Upon a determination of completeness, the zoning official shall forward copies of the concept plan application to the planning commission. If no planning commission exists, the staff review committee shall review the application and make a recommendation to the city council.

      2.   Public Hearing: The planning commission shall hold a public hearing on the concept plan application pursuant to section 9-4-7 of this title.

         a.   Notice of the public hearing shall be by publication pursuant to subsection 9-4-2A of this title.

         b.   Personal notice shall also be mailed in accordance with the provisions of subsection 9-4-2B of this title.

      3.   Criteria: The planning commission or staff review committee, as appropriate, shall consider the following criteria when making their recommendation to the city council:

         a.   The character of the neighborhood;

         b.   The zoning and uses of property nearby;

         c.   The suitability of the proposed project for the site;

         d.   Conformance of the proposed project with the comprehensive master plan and capital improvements program;

         e.   The availability and adequacy of required public and community facilities, utilities and services to serve the proposed project. These may include, but are not limited to, sanitary and storm sewers, water, electrical services, police and fire protection, schools, parks and recreation facilities, roads, libraries, solid waste collection and disposal and others, as applicable;

         f.   The extent to which the proposed project would adversely affect the capacity or safety of that portion of the street network influenced by the use, or present parking problems in the vicinity of the property;

         g.   The extent to which the proposed project would contribute to sprawl and/or leapfrog development patterns;

         h.   The environmental impacts that the proposed project will generate, including, but not limited to, excessive storm water runoff, water pollution, air pollution, noise pollution, excessive nighttime lighting or other environmental harm. (Ord. 172, 9-24-1996, eff. 10-31-1996)

      4.   Planning Commission Recommendation: Upon conclusion of the public hearing, the planning commission shall forward to the city council a summary of all evidence taken at the hearing, together with its recommendation for action on the concept map application. The recommendation may be for approval, disapproval or conditional approval. The reasons for the recommendation shall be included. (Ord. 382, 8-28-2007, eff. 9-20-2007)

   G.   Decision By City Council:

      1.   Consideration: Upon receipt of the planning commission or staff review committee recommendation, the city council shall consider the concept plan application.

      2.   Public Hearing: If there is no planning commission, the city council shall hold a public hearing pursuant to the provisions of section 9-4-7 of this title to review and consider the application.

         a.   Notice of the hearing shall be in accordance with subsection F2 of this section.

         b.   The city council shall consider the application in light of the criteria established in subsection F3 of this section.

      3.   Decision: The city council may approve, conditionally approve or deny the concept plan application.

         a.   Effect Of Approval: Approval of a concept plan constitutes acceptance of the type, density and intensity of land use indicated on the plan; the classification and arrangement of streets indicated; the proposed phasing plan; and the nature of utility service proposed. The city council shall notify the applicant of any design requirements in excess of the established minimum standards or of any deviations from those established minimum standards set forth in these regulations. The approval of the concept plan shall not expire as long as the development proceeds in accordance with the phasing plan. At such time as the development lags one year behind the approved phasing plan, the approval shall expire if the applicant does not submit a written request for the extension and continuance of the concept plan as approved by the city prior to expiration. Approval of any such extension request shall be automatic one time only for a period of twelve (12) months. Subsequent to this extension, the concept plan shall be considered valid so long as the plan remains consistent with the master plan. Concept plan approval does not ensure approval of a tentative map involving a substantially different concept or failing to meet specific requirements of these regulations, and approval does not comprise any vesting of development rights or any assurance that permits of any kind will be issued.

         b.   Denial: If the city council denies a concept plan application, it shall record the reasons for denial in the record and forward a written statement of the reasons to the applicant pursuant to subsection 9-4-2E of this title. (Ord. 172, 9-24-1996, eff. 10-31-1996)

 

 

   A.   Purpose: Tentative map approval allows the planning commission and city council to review all substantive aspects of a proposed subdivision and impose such conditions as will be necessary to bring the subdivision into compliance with these regulations and other Mesquite planning documents.

   B.   Applicability: Applicants for major subdivision approval, consisting of five (5) or more units, are required to submit an application and tentative map.

   C.   Application:

      1.   Staff Conference: Before any application is made, the applicant is encouraged to confer with the zoning official and the staff review committee to discuss, in general, the procedures and requirements for tentative map approval pursuant to these regulations.

      2.   Submittal: A property owner or his/her designated representative shall initiate a tentative map approval request by filing an application with the zoning official and paying the filing fee as established by the city council.

      3.   Contents: A tentative map application shall include:

         a.   A completed and signed application form;

         b.   Current, completed, and fully signed property owner affidavit(s);

         c.   A reproducible original and a sufficient number of copies of the proposed tentative map as specified on the application or as otherwise requested by the zoning official;

         d.   Copies of all other information required by this section as specified on the application;

         e.   The applicable map review fee as specified on the application; and

         f.   A digital, electronic copy of the tentative map.

   D.   Contents: Tentative maps for major subdivisions shall include the following:

      1.   Subdivision boundaries (traverse bearings and distances of the boundaries);

      2.   North arrow or indicator, date and scale on each page. The scale shall be one inch equals one hundred feet (1" = 100') or larger unless specifically waived by the zoning official;

      3.   Location by tract, or section, township, range, county and state, including descriptive boundaries of the subdivision;

      4.   Name of the proposed subdivision. This name shall neither duplicate nor too closely resemble the name of any existing subdivision;

      5.   A location map showing the tract in relation to the surrounding area at a scale of one inch equals two thousand feet (1" = 2,000');

      6.   Names and addresses of the applicant, developer(s), owner(s) of record, and the name, address and seal of the engineer, land surveyor, architect or land planner responsible for subdivision layout;

      7.   The following information for land located within two hundred feet (200') of the proposed subdivision: topography based on USGS or NAVD datum at five foot (5') contour intervals in areas where grades are gentle, the zoning official may require a lesser contour interval; names of adjacent subdivisions; layout of streets (with names) and including an indication of road surface locations whether such streets are paved or unpaved; dedicated rights of way with widths; connections with adjoining platted streets; widths and locations of alleys; easements, and public walkways adjacent to or connecting with the proposed subdivision; location, size and right of way widths of all existing sanitary sewer, storm sewer, and water supply facilities; parks and other open spaces; and permanent buildings within ten feet (10') of site, and uses within the remaining area;

      8.   The location of watercourses, limits of floodplains, floodways, ravines, bridges, lakes, prominent landmarks, rock outcroppings, unique natural areas, wooded areas, approximate acreage and such other existing features as may be pertinent to the subdivision shall be shown;

      9.   Location of proposed culverts and bridges;

      10.   Layout and width of right of way and cross sections showing surfacing of all existing and proposed streets and public ways proposed for the subdivision, and access thereto, and the existing and proposed street names;

      11.   Lot layout, lot number, approximate dimensions, approximate lot areas, easements, setback requirements with dimensions, and the number or letter of each block;

      12.   Location and size of any land to be dedicated or reserved for public use or for use in common by property owners in the subdivision and any conditions of such dedication or reservation;

      13.   Preliminary plans showing the locations and sizes of all existing and proposed sanitary sewerage lines and facilities, the locations and sizes of all existing and proposed water distribution system lines and facilities, the location of the closest existing water and sewer mains, and the location and character of all other existing and proposed public utility lines, including existing gas and power lines. These plans shall be accompanied by a written and signed statement explaining how the applicant proposes to provide sewage treatment facilities or other disposal of sanitary wastes. When the applicant intends to use existing sewage treatment facilities, a letter from the proper authority accepting responsibility for treatment of sanitary wastes from the proposed subdivision is required to be provided by the applicant;

      14.   Storm water management plan pursuant to section 9-9-5 of this title, proposed size, nature and location of all proposed storm drainage improvements;

      15.   Identification, location and nature of all existing and proposed zoning districts and land uses to be included within the subdivision and the zoning district and status of adjacent properties within two hundred feet (200') of the subdivision;

      16.   Existing on site building footprints and pavement boundaries;

      17.   Proposed use of lots;

      18.   Proposed phasing plans;

      19.   Calculations noted of the following:

         a.   Total area of the subdivision, in acres calculated to the nearest one-hundredth (1/100) of an acre, if the area is two (2) acres or more; or in square feet if the area is less than two (2) acres.

         b.   Total area of all streets in the subdivision.

         c.   Total area of all common open space in the subdivision;

      20.   Letters of availability from the public utilities and service providers, including, but not limited to, water, sewer, electrical power, solid waste disposal, and telephone. (Ord. 356, 9-26-2006, eff. 10-19-2006)

   E.   Submission Date:

      1.   Reserved. (Ord. 382, 8-28-2007, eff. 9-20-2007)

      2.   For purposes of these regulations, the date of the regular meeting of the planning commission at which time a complete tentative map is reviewed shall constitute the official submittal date of the map. The forty five (45) day period for approval, conditional approval, or disapproval will commence from the official submittal date of the tentative map.

      3.   If there is no planning commission, for purposes of these regulations, the date of the regular meeting of the city council at which time a complete tentative map is reviewed shall constitute the official submittal date of the map. The forty five (45) day period for formal approval, conditional approval, or disapproval of the map shall commence from the official submittal date.

   F.   Agency Review:

      1.   The zoning official shall distribute copies of the complete tentative map application to all state and local agencies and persons charged with reviewing the proposed subdivision, including, but not limited to, the following:

         a.   Nevada department of conservation and natural resources divisions of water resources and environmental protection;

         b.   Nevada department of human resources health division;

         c.   For any subdivision that will provide water or services for the disposal of sewage and is subject to Nevada Revised Statutes 704.6672, a copy shall be sent to the Nevada public utilities commission;

         d.   The Southern Nevada health district;

         e.   Clark County School District board of trustees;

         f.   The Clark County planning commission, if the proposed subdivision is within one mile of an unincorporated area of the county.

      2.   The agencies listed in subsections F1a and F1b of this section shall file a written recommendation with the planning commission or city council within fifteen (15) days of receipt of the tentative map.

      3.   The Nevada public service commission shall acknowledge receipt of the tentative map within fifteen (15) days of receipt.

      4.   The school district board of trustees shall identify the need for a school site within fifteen (15) days of receipt of the map.

   G.   Action On Tentative Map; Public Hearing: Within forty five (45) days after the submission of a complete tentative map application for a major subdivision to the planning commission, or city council if there is no planning commission, the planning commission or city council shall hold a hearing on the application.

   H.   Guidelines For Planning Commission Or City Council Decision: The planning commission or city council shall consider the following criteria in making a recommendation on the tentative map:

      1.   Environmental And Health Laws: The application conforms with environmental and health laws and regulations concerning water and air pollution, the disposal of solid waste, facilities to supply water, community or public sewage disposal and, where applicable, individual systems for sewage disposal;

      2.   Water Availability: The applicant has shown the availability of water which meets applicable health standards and is sufficient for the reasonably foreseeable needs of the subdivision;

      3.   Public Utilities: The site is served, or will be served at the time of development, with all necessary public utilities, including, but not limited to, water, sewer, gas, electric and telephone service;

      4.   Location: The site is located in an area of the city that is appropriate for current development activity and which will not contribute to the need for inefficient extensions and expansions of public facilities, utilities and services;

      5.   Public Services: The applicant has shown the availability and accessibility of public services such as schools, police and fire protection, transportation, recreation and parks;

      6.   Development Pattern: The site represents an overall development pattern that is consistent with the goals and policies of the master plan, the official map, the capital improvements program and any other applicable planning documents adopted by the city;

      7.   Conformance: The site and application conform to all applicable provisions of these regulations. If these regulations are inconsistent with the master plan, these regulations shall take precedence; however, city staff shall be instructed to make such recommendations as will be necessary to bring these regulations into compliance with the master plan;

      8.   Effect On Streets: The application considers the effect of the proposed subdivision on existing public streets and the need for new streets or highways to serve the subdivision;

      9.   Street Design: The tentative map shows the location, spacing and design of proposed streets, curb cuts and intersections, all of which are consistent with good traffic engineering design principles;

      10.   Access: Each lot in the map of a residential development has adequate and safe access to/from a local street. If lot access is to/from a collector or arterial street, the planning commission, or city council if there is no planning commission, shall expressly find that such access is safe and that no other lot access or subdivision configuration is feasible;

      11.   Site Layout: The site contains a parcel, lot and land subdivision layout that is consistent with good land planning and site engineering design principles;

      12.   Development Sensitive To Environment: The site will be laid out and developed in a manner that is sensitive to environmental features and/or characteristics of the tract or parcel, including, but not limited to, topography, slope, soils, geology, hydrology, floodplains, wetlands, vegetation and trees;

      13.   Dedications And Improvements: The applicant agrees to dedicate and improve land, right of way and easements, as may be determined to be needed to effectuate the purposes of these regulations and the standards and requirements incorporated herein;

      14.   Other Recommendations And Comments: The recommendations and comments of those entities reviewing the tentative map pursuant to Nevada Revised Statutes chapter 278;

      15.   Submission Requirements Satisfied: All relevant and applicable submission requirements have been satisfied in a timely manner.

   I.   Planning Commission Recommendation: The planning commission, or city council if there is no planning commission, at the hearing shall recommend approval, disapproval or approval with conditions. If the planning commission has been authorized by the city council, it shall approve, disapprove or conditionally approve the tentative map application. The planning commission, or city council if there is no planning commission, with the consent of the applicant, may extend the forty five (45) day period. Notice of the planning commission's or city council's if there is no planning commission, decision shall be forwarded to the applicant in writing pursuant to subsection 9-4-3B of this title. Failure of the planning commission, or city council if there is no planning commission, to act within forty five (45) days shall result in a recommendation of approval.

   J.   City Council:

      1.   If there is a planning commission, following action by the planning commission, the city council shall, within thirty (30) days, review the application and the recommendation of the planning commission and either approve, conditionally approve or disapprove the tentative map.

      2.   If there is no planning commission, the city council shall, within forty five (45) days of the official submission date, review the application at a public hearing pursuant to the guidelines established in section 9-4-7 of this title.

         a.   The zoning official shall give published notice of the hearing pursuant to subsection 9-4-2A of this title and shall also give personal notice to surrounding landowners pursuant to subsection 9-4-2B of this title.

         b.   The city council shall, by a majority vote of the members present, make a final disposition on the tentative map. The time limit for acting on the tentative map may be extended by mutual consent of the city council and applicant.

         c.   Notice of the city council's decision shall be provided to the applicant pursuant to subsection 9-4-2E of this title. Disapproval or conditional approval must be accompanied by a statement of the reason(s) for that action.

      3.   If the tentative map is approved or approved with conditions, the applicant shall meet or arrange to meet the conditions and then proceed with the construction plan and final map approval processes.

      4.   Failure of the city council to act within the specified time periods shall result in tentative map approval without city council action. Should a tentative map be deemed approved, the city clerk shall certify the map as approved.

      5.   Approval by the planning commission or city council of a tentative map imposes no obligation on the part of the planning commission or city council to approve the final map or to accept any public dedication shown of the final map.

   K.   Effect Of Tentative Map Approval: If the subdivider fails to record a final map for any portion of the tentative map within the time required by Nevada Revised Statutes chapter 278, all proceedings are terminated and a new application is required. The city council may grant extensions as allowed by Nevada Revised Statutes chapter 278. After approval of the tentative map, the applicant shall prepare and file construction drawings as required for all public facilities and utilities to be provided. (Ord. 356, 9-26-2006, eff. 10-19-2006)

   A.   Construction Drawings 1 :

      1.   Preparation; Submittal: Following approval of the tentative map, the applicant shall have prepared by a professional engineer, registered in the state, construction drawings consisting of complete construction plans and specifications of all easements, streets, traffic control devices, streetlights, street signs, sanitary sewers, storm water facilities, water system facilities, sidewalks and the provision for all public utility sources to be provided to each lot within the subdivision, together with other improvements required by these regulations. Construction drawings, together with plan check fees and bond estimate(s) shall be submitted to the zoning official for review, processing and city approvals.

      2.   Improvements: All improvements required pursuant to these regulations shall be constructed in accordance with the design standards and plan requirements of these regulations, the standards and specifications of the county, city and, where applicable, the requirements and authorization of the appropriate state agency, utility company or local franchisee.

   B.   Construction Drawing Requirements:

      1.   General: The construction drawings shall be sealed by a professional engineer. Five (5) copies of the construction drawings shall be submitted to the zoning official for review. The construction drawings shall be at any scale from one inch equals ten feet (1" = 10') through one inch equals one hundred feet (1" = 100'), so long as the scale is an increment of ten feet (10') and is sufficiently clear in reflecting details of the proposed construction. Construction drawings shall be prepared on twenty four inch by thirty six inch (24" x 36") sheets. The plans shall include the following information, shown on separate sheets:

         a.   A cover sheet including: owner, developer, engineer (with address and phone number), a vicinity map, all standard notes, signature block for utility and city approvals, bench mark estimated quantities of off sites and earthwork;

         b.   The tentative map for the project drawn on the existing topographic survey of the property;

         c.   Roadway, sidewalk, bikeway and traffic control construction plans, profiles and detail sheets;

         d.   Sanitary sewer system construction plans, profiles and detail sheets (may be combined on roadway sheets);

         e.   Storm water management plan showing plan and profile of proposed storm sewer and drainage facilities, detail sheets, hydrological and hydraulic calculations and other information as required by the public works director (may be combined on roadway sheets);

         f.   Proposed grading cross sections and final contours in critical drainage areas;

         g.   Water distribution system construction plans and details (may be shown on roadway sheets);

         h.   Locations of electric, telecommunications and other utility improvements;

         i.   A general schedule of the timing and sequence of construction for all required improvements (recommended for inclusion on the cover sheet);

         j.   Roadway construction detail sheets. All construction details pertaining to the roadway improvements (e.g., pavement details, pavement width, curbing, sidewalk, unpaved areas, entrances, lighting, etc.) shall be shown on typical section, in plan and profile. Specific details shall be referenced to appropriate city improvement standards and shall include, but not be limited to:

            (1)   Pavement installation, widening or resurfacing improvements dimensioned and developed in accordance with city improvement standards;

            (2)   Pavement widening and resurfacing improvements in the right of way as measured from the centerline;

            (3)   Mathematical profile grade and elevations at twenty five foot (25') intervals on vertical curves and fifty foot (50') intervals on tangent sections for all roadway construction;

            (4)   Resurfacing profile grade elevations on existing centerline and edges of pavement at twenty five foot (25') intervals and breaks in grade (i.e., irregularities in pavement);

            (5)   Jointing plan and details for Portland cement concrete pavement;

            (6)   Type and location of entrance construction;

            (7)   Propose traffic control devices and signs to be used during construction and upon completion of the project.

         k.   Sanitary sewer, storm drainage, and water line plans and profile sheets. All construction details pertaining to the sanitary sewerage, storm drainage and water distribution system improvements shall be prepared in accordance with all requirements of these regulations and other pertinent city regulations and standards and shall be shown in plan and profile. With the approval of the zoning official, profiles may be omitted from water distribution system drawings. Specific details shall include, but shall not be limited to:

            (1)   Existing ground and finished grade shown and designated;

            (2)   Methods to be used in repairing open trenching of pavement;

            (3)   Limits of backfill and pavement replacement at all crossings of existing roadway surfaces not bored;

            (4)   Location of all utilities to be encountered in construction. Sufficient copies of plans must be submitted for utility providers;

            (5)   Proof of plan approval by any other political subdivisions having jurisdiction over any aspect of the proposed development must be received prior to construction drawing approval.

         l.   Grading plan and cross section sheets. A grading plan for the entire tract within the tentative map boundaries shall be provided. All grading details pertaining to site development shall be shown in plan or on cross section sheets. Specific details shall include, but shall not be limited to:

            (1)   Existing and proposed contours, normally at two foot (2') intervals, in critical drainage areas. Contour intervals for grading plans greater than two feet (2') will require the public works director's approval (proposed contours may be omitted with the approval of the public works director, provided sufficient spot elevations are shown);

            (2)   Site grading shall be compatible with ultimate roadway elevations;

            (3)   Where required by the public works director, cross sections showing existing ground and finished grades plotted at a scale approved by the public works director, typically of not less than one inch equals fifty feet (1" = 50') horizontal and one inch equals six feet (1" = 6') vertical;

            (4)   Erosion control plan, as applicable, showing compliance with state requirements;

            (5)   All grading will be maintained with a dust palliative or water until the project is complete and a certificate of occupancy is issued;

            (6)   Public utility plans as provided by the serving entity shall be included with the plan set.

         m.   An address map incorporating lot numbers per the final map and addresses in conformance with the city's adopted address grid. The address map shall contain separate approval lines for the public works director and the zoning official.

   C.   Public Agency Reviews: Prior to approving the construction drawings, the applicant shall submit the construction drawings to all applicable local reviewing agencies and public utility companies that will service the subdivision.

   D.   Approval: Following agency and utility approvals and posting of appropriate bond(s), the public works director shall approve, conditionally approve or deny the construction drawings. Drawings that were denied may be amended and immediately resubmitted. Denial may also be appealed to the planning commission and/or city council within thirty (30) days of notification.

   E.   Timing Of Improvements: Except upon the written approval of the public works director, no grading, removal of trees or other vegetation, land filling, construction of improvements, or other material change, except for purposes of aiding in preparation of final engineering drawings or plans, shall commence on the subject property until the applicant has:

      1.   Agreement: Entered into a subdivision improvement agreement with the city or otherwise arranged for completion of all required improvements;

      2.   Approval: Received approval of the construction drawings and all necessary permits from the public works director; and

      3.   Necessary Approvals And Permits: Obtained necessary approvals and permits from other affected municipal, county or state agencies.

   F.   Modification Of Construction Drawings: All installations of improvements and all construction shall conform to the approved construction drawings. If the applicant chooses to make minor modifications in design and/or specifications during construction, such changes shall be made at the applicant's own risk, but only with the written approval of the public works director. It shall be the responsibility of the applicant to notify the public works director in advance of any changes to be made from the approved drawings. In the event that actual construction work deviates from that shown on the approved construction drawings and such deviation was not approved in advance by the public works director, the applicant may be required to correct the installed improvements to conform to the approved construction drawings. In addition, the city may take such other actions as may be deemed appropriate, including, but not limited to, revocation of map approval and/or permits already issued and/or withholding of future approvals and permits.

   G.   As Built Drawings:

      1.   Required: Prior to final inspection of the required improvements, the applicant shall submit to the public works director one reproducible copy and two (2) prints of as built engineering drawings for each of the required improvements that have been completed. Each set of drawings shall be recertified by the applicant's engineer indicating the date when the as built survey was made.

      2.   Sewer And Storm Drainage: As built drawings shall show the constructed vertical elevation, horizontal location and size of all sanitary and storm sewers, manholes, inlets, junction boxes, detention basins and other appurtenances or elements of the sewerage and storm drainage systems constructed to serve the subdivision.

      3.   Streets And Streetlights: Unless otherwise required by the public works director, as built drawings for roadways or street improvements shall be limited to a survey of the street centerline, with final profile elevations recorded on the drawings at one hundred foot (100') intervals, plus the notation of changes in horizontal alignment or intersection geometrics which may have been made during construction, and the location of streetlights. This must be accompanied by a sealed or notarized statement that the cross section and drainage do not substantially deviate from the plan.

      4.   Water: As built drawings for water lines, valves, fire hydrants and other appurtenances or elements of the water distribution system constructed to serve the project shall be limited to horizontal location and size of water lines and location and description of valves with dimensional ties as may be required by the director of public works.

      5.   Sidewalks: As built drawings shall show location with respect to the street right of way, width and vertical elevation.

      6.   Control Points: As built drawings shall show all control points and monumentation.

   H.   Inspection And Acceptance Of Improvements:

      1.   Inspection Required: All improvements required by these regulations shall be inspected by the public works director, except for improvements made under the jurisdiction of other public agencies, in which case engineers or inspectors of such agency will make the necessary inspections. Where inspections are made by other agencies, the applicant shall provide the city with written reports of each final inspection.

      2.   Inspection Schedule: It shall be the responsibility of the applicant to notify the public works director of the commencement of construction of improvements twenty four (24) hours prior thereto.

      3.   Compliance With Standards: The applicant and the bonded construction contractor shall bear full and final responsibility for the installation and construction of all required improvements according to the provisions of these regulations and the standards and specifications of other public agencies.

      4.   Acceptance:

         a.   Approval of the installation and construction of improvements by the public works director shall constitute acceptance by the city of the improvement for dedication purposes.

         b.   The city shall not have any responsibility with respect to any street or other improvement, notwithstanding the use of the same by the public, unless the street or other improvements shall have been accepted by the public works director.

         c.   When improvements have been constructed in accordance with the requirements and conditions of these regulations and the specifications of the city, and the applicant has submitted as built reproducibles to the public works director, the public works director shall accept the improvements for maintenance by the city, except that this shall not apply to improvements maintained by another entity.

         d.   The developer shall maintain a one year warranty with surety posted to ensure that any failures occurring within the warranty period shall be properly repaired.

      5.   Site Cleanup: The applicant shall be responsible for removal of all equipment, material and general construction debris from the subdivision and from any lot, street, public way or property therein or adjacent thereto. Dumping of such debris into sewers, onto adjacent property or onto other land in the city is prohibited.

   I.   Failure To Complete Improvements: If no subdivision improvement agreement has been executed and no security has been posted, the failure to complete all required public improvements within the period specified by the city shall result in expiration of tentative map approval. If a subdivision improvement agreement has been executed and security has been posted and required public improvements are not installed pursuant to the terms of the agreement, the city may:

      1.   Default: Declare the subdivision improvement agreement to be in default and require that all public improvements be installed regardless of the extent of completion of the development at the time the agreement is declared to be in default;

      2.   Map Suspension: Suspend final map approval until the public improvements are completed and record a document to that effect with the county recorder's office for the purpose of public notice;

      3.   Surety Funds: Obtain funds pursuant to the surety and complete the public improvements by itself or through a third party;

      4.   Assign Right To Receive Funds: Assign its right to receive funds pursuant to the surety in whole or in part to any third party, including a subsequent owner of the subdivision or addition for whom the public improvements were not constructed, in exchange for the subsequent owner's agreement to complete the required public improvements; and/or

      5.   Other Available Rights: Exercise any other rights available under the law. (Ord. 172, 9-24-1996, eff. 10-31-1996)

 

 

   A.   Completion Of Improvements:

      1.   Required: Except as provided below, before the map is signed as final by the city engineer, all applicants shall be required to complete, to the satisfaction of the public works director, all street, utility, public utility or association maintained improvements. Additionally, all applicants must complete lot improvements on the individual residential lots of the subdivision or addition as required by these regulations to the satisfaction of the zoning official. The required improvements shall be those specified in the approved tentative or final map.

      2.   Deed In Escrow: As a condition of final map approval, the city council may require the applicant to deposit in escrow a deed describing by metes and bounds and conveying to the city all street rights of way, easements and public land required by these regulations, pending acceptance of improvements by the city and recordation of the final map. In the event the applicant is unable to complete the required improvements, and such improvements are deemed necessary for the preservation of the public health and safety, the city may compel the delivery of the deed in order to complete the improvements as required.

   B.   Improvement Agreement; Guarantee Of Completion Of Public Improvements:

      1.   Subdivision Improvement Agreement: The city engineer may waive the requirement for the completion of required improvements if the applicant enters into a subdivision improvement agreement by which the applicant covenants and agrees to commence work upon the required improvements within thirty (30) days of the date upon which the final map is signed by the city engineer and to complete all required improvements no later than one year following the date upon which the final map is signed by the city engineer. The public works director, city engineer or zoning official may require the applicant to complete and dedicate some required public improvements prior to approval of the final map and to enter into a subdivision improvement agreement for completion of the remainder of the required improvements during such one year period. The city attorney shall approve any subdivision improvement agreement as to form.

      2.   Covenants To Run With Land: The subdivision improvement agreement shall provide that the covenants contained therein shall run with the land and bind all successors, heirs and assignees of the applicant. The subdivision improvement agreement shall be recorded with the county recorder's office. All existing lienholders shall be required to subordinate their liens to the covenants contained in the subdivision improvement agreement.

      3.   Performance Security:

         a.   Whenever the city engineer permits an applicant to enter into a subdivision improvement agreement, the applicant shall be required to provide sufficient security to ensure completion of the required public and public utility or association maintained improvements. The amount of the surety bond may be reduced to exclude public utility improvements upon the presentation of an executed contract with each public utility agreeing and obligating to provide such improvements. The security shall be in the form of a cash escrow or a surety bond or other surety as approved by the city attorney.

         b.   The cash in lieu or surety bond shall be in an amount estimated by the city engineer as reflecting one hundred percent (100%) of the cost of the improvements in the approved construction plan, together with a five percent (5%) contingency and shall be sufficient to cover all promises and conditions contained in the subdivision improvement agreement.

         c.   In addition to all other security, when the city participates in the cost of an improvement, the applicant shall provide a performance bond from the contractor, with the city as a co-obligee.

         d.   All performance bonds or other surety bonds or other surety shall be with agencies, firms or insurers rated at least an A or A- per "AM Best" ratings.

         e.   Existing sureties which are with firms, agencies or insurers rates less than A or A- per "AM Best" rating must be replaced within ninety (90) days of enactment of the ordinance codified herein.

      4.   Escrow Agent: If security is provided in the form of a cash escrow, the applicant shall deposit the security with a bank or credit union, a cash amount or certified check endorsed to the escrow agent for a face value in an amount not less than the amount specified by the zoning official.

      5.   Accrual: The surety bond or cash escrow account shall accrue to the applicant.

      6.   Reimbursement: Where oversized facilities are required by the city, the city and applicant shall specify a reimbursement procedure in the subdivision improvement agreement.

   C.   Maintenance Bond:

      1.   Type: The applicant shall guarantee the improvements against defects in workmanship and materials for a period of one year from the date of city acceptance of such improvements. The maintenance guarantee shall be secured by a surety bond or cash escrow in an amount reflecting ten percent (10%) of the cost of the completed improvements.

      2.   Agreement: If the applicant has entered into a subdivision improvement agreement for the completion of required improvements, an appropriate percentage of the performance bond or cash escrow may be retained by the city in lieu of a maintenance bond.

      3.   No Agreement: If the applicant has not entered into a subdivision improvement agreement, the applicant shall guarantee of the improvements as required by this subsection. A surety bond or cash escrow totaling ten percent (10%) of the costs of the completed improvements shall be provided by the applicant.

   D.   Temporary Improvements: The applicant shall construct and pay for all costs of temporary improvements required by the city and shall maintain said temporary improvements for the period specified.

   E.   Governmental Units: Governmental units to which these improvement and security provisions apply may file, in lieu of the agreement and security, a certified resolution or ordinance by the officers or directors authorized to act on their behalf, agreeing to comply fully with all applicable provisions of these regulations.

   F.   Cost Of Inspection And Testing:

      1.   Deposit Required: The applicant shall, in addition to the above surety, provide a deposit as shown on the bond estimate for the estimated cost of the public, public utility or association maintained improvements to provide for the inspection and materials testing during the construction of said public improvements. This deposit shall be utilized by the city to pay the costs of these services and the city may add a reasonable surcharge (10 percent or more) to the costs of any such services provided by other than city employees (outside services) to cover the administrative costs of hiring and coordinating the outside services. If the deposit proves insufficient to cover said costs, the applicant shall be billed for added costs and no occupancies shall be issued until all such fees are paid in full.

      2.   Contract: In lieu of the inspection services deposit, the applicant may provide the city with an executed contract providing for the inspection and testing services by a Nevada registered civil engineer. In such cases, a final report, including daily logs, test results and certification of completeness, must be provided. (Ord. 172, 9-24-1996, eff. 10-31-1996; amd. Ord. 242, 7-11-2000, eff. 8-3-2000)

 

 

   A.   Purpose: Final map approval is required at the completion of the major subdivision process so that the subdivision map can be recorded, dedications can be made and building construction can begin.

   B.   Applicability:

      1.   Application Required: A final map application must be filed and the final map recorded, prior to the expiration of the tentative map.

      2.   Approval And Recordation Necessary: Final map approval and recordation are necessary prerequisites to the transfer of any lots on the subject property or the issuance of any building permits for the development.

   C.   Application:

      1.   Staff Conference: Before any application is made, the applicant is encouraged to confer with the zoning official and staff review committee to discuss, in general, the procedures and requirements for final map approval pursuant to these regulations.

      2.   Technical Review: Prior to or concurrent with the filing of any final map application with the zoning official, the subdivider shall submit the proposed final map for technical engineering review, accompanied by the map checking fee.

         a.   The city engineer shall review the plans, specifications and bond estimates for the subdivision improvements for conformance with the tentative map conditions and city standards. The subdivider shall make corrections and/or additions until acceptable to the city engineer.

      3.   Application: A property owner or his/her designated representative shall initiate a final map approval request by filing an application with the zoning official and paying the final map application fee as determined by the city council.

      4.   Contents: A final map application shall include:

         a.   A completed and signed application form;

         b.   Current, completed, and fully signed property owner affidavits;

         c.   A sufficient number of copies of the proposed final map as specified on the application;

         d.   Copies of the additional information required pursuant to subsection D of this section and as specified on the application;

         e.   The applicable deposit fees for filing and reviewing the map; and

         f.   An off site agreement in writing on a form provided by the city attorney that the developer will install all of the improvements required herein.

A final map shall not be accepted for review after the expiration of the tentative map.

   D.   Contents: The final map shall be prepared on twenty four inch by thirty two inch (24" x 32") tracing cloth, Mylar or similar quality material at a scale of one inch equals one hundred feet (1" = 100') or larger, unless specifically waived by the zoning official. Each map shall have a one inch (1") margin along the top, bottom and right edges with a two inch (2") margin along the left edge. The final map shall show or have attached the following information:

      1.   Subdivision Name: Name of the subdivision which shall neither duplicate nor too closely resemble the name of any existing subdivision unless this is the continuation of an existing subdivision;

      2.   Scale: Date, scale and north arrow on each page. The scale shall be one inch equals one hundred feet (1" = 100') unless specifically waived by the zoning official, and shall be shown graphically and in feet per inch. Each sheet of the map shall indicate its page number in relation to the total number of sheets;

      3.   Acreage: Total acreage of the proposed subdivision to the nearest one-hundredth of an acre if the area is two (2) acres or more; or in square feet if the area is less than two (2) acres;

      4.   Boundary Location: The location of the boundary in reference to existing official monuments or the nearest established street lines, including the angles and distances to such reference points or monuments shall be furnished. The map shall show all monumentation, which shall be installed as required by the city engineer in a manner that meets or exceeds current minimum standards for property boundary surveys;

      5.   Location; Bearings; Distances: The location by section, tract, township, range, city, county and state, including descriptive boundaries of the subdivision based on an accurate traverse giving angular and linear dimensions which shall mathematically close and which shall be tied to the Virgin Valley geodetic control network grid system. Bearings and distances of all exterior boundary lines and along the centerlines of streets shall be furnished;

      6.   Legal Description: The legal description of the entire parcel to be subdivided;

      7.   Street Descriptions: The names, lines and right of way widths of all proposed streets;

      8.   Common Areas And Dedications: Each lot or parcel shall be numbered and each block may be numbered or lettered. Each street shall be named or otherwise designated. Private streets shall be designated by a street name and the letter (P) in parentheses. For example: Shadow Creek Drive (P). All lots, parcels, or streets to be held in common ownership shall be designated as lettered lots, and shall have their acreage designated on the plat. All lots or parcels offered to be dedicated to the city or other public entity for public use shall be designated as lettered lots, and shall have their acreage designated on the plat. The final map shall conform to the city's street naming and addressing policy;

      9.   Adjoining Land Boundary Lines: The boundary lines of all adjoining lands for a distance of one hundred fifty feet (150') and showing (with dotted lines) the right of way lines and adjacent streets and alleys with their widths and names;

      10.   Easements: Easements for rights of way provided for public use, services or utilities, including aviation easements, with figures showing their dimensions and listing uses that are being provided; all general public utility easements shall be at least ten feet (10') wide along front and back property lines, and five feet (5') along side property lines, except in PUDs where other easement dimensions may be approved by the city council;

      11.   Dimensions And Bearings: All dimensions and bearings, both linear and angular, radii and arcs, necessary for locating the boundaries of the subdivision, blocks, lots, streets, easements, and other areas to be dedicated for public or private use. The linear dimensions are to be expressed in feet and decimals of a foot;

      12.   Area In Square Feet: Area in square feet for each lot or parcel under two (2) acres, or in acres to the nearest one-hundredth of an acre if the area is two (2) acres or more, which shall equal or exceed applicable zoning ordinance requirements;

      13.   Subdivision Drawing: An accurate drawing of the proposed subdivision with the lots clearly numbered in sequence. If the blocks are to be numbered or lettered, these should be shown clearly in the center of the block;

      14.   Construction Drawings: Approved construction drawings conforming with the requirements of these regulations, for all roadway, grading, sanitary sewerage system, storm drainage facilities, water distribution system and other pertinent site improvements. Three (3) sets of such construction drawings shall be submitted and approved prior to recordation of final map;

      15.   Dedicated Area Boundary Lines: Boundary lines and description of the boundary lines of any areas other than streets and alleys which are to be dedicated or reserved for public use;

      16.   Draft Deed Restrictions; Covenants: Two (2) copies of all deed restrictions and/or protective covenants and, if applicable, articles of incorporation and bylaws of a homeowners' association for the proposed subdivision;

      17.   Dedication Statement: A statement dedicating all easements, streets, alleys and other public areas not previously dedicated;

      18.   Other Pertinent Information: Other information pertaining to the proposed development as may be determined to be necessary from time to time by the planning commission or city council to facilitate review of the final map.

   E.   Certificates Required: Language shall be provided on the final map that satisfies the intent of the following certificates:

      1.   Certificate Of Owner Of Land: A signed and acknowledged certificate:

         a.   Consenting to the preparation and recordation of the final map;

         b.   Offering for dedication that part of the land which the person wishes to dedicate for public use, subject to any reservation contained therein;

         c.   Reserving any parcel from dedication;

         d.   Granting any permanent easement for utility installation or access, as designated on the final map, together with a statement approving such easement, signed by the public utility or person in whose favor the easement is created or whose services are required.

      2.   Certificate Of Title Company: For all common interest communities and for other subdivisions where required by the zoning official, a signed and acknowledged certificate:

         a.   Certifying that each person signing the final map owns of record an interest in the land and that all of the owners of record of the land have signed the final map; and

         b.   Listing any lien or mortgage holders of record. For a common interest community, the certificate must show that there are no liens against the common interest community or any part thereof for delinquent state, county, municipal, federal or local taxes or assessments collected as taxes or special assessments.

         c.   For the purposes of this section, neither a lien for taxes or special assessment nor a trust interest criteria bond indenture shall be deemed to be an interest in land.

      3.   Certificate Of Professional Land Surveyor: A signed and acknowledged certificate in the following form:

   SURVEYORS CERTIFICATE

      4.   City Engineer: A signed and acknowledged certificate stating that the city engineer (a licensed professional land surveyor or civil engineer):

         a.   Has examined the final map;

         b.   The map is technically correct;

         c.   If monuments have not been set, that a proper performance bond has been deposited guaranteeing their setting on or before a specified date; and

         d.   Accepted or rejected on behalf of the public any parcel of land offered for dedication for public use in conformity with the terms of the offer of dedication.

      5.   Certificate Of Health Division Of Department Of Human Resources: A signed and acknowledged certificate indicating that the final map is approved concerning sewage disposal, water pollution, water quality and water supply facilities. This certificate may be issued by the local agency acting pursuant to Nevada Revised Statutes 278.335.

      6.   Water Quantity Certificate:

         a.   A signed and acknowledged certificate from the Nevada department of conservation and natural resources, division of water resources shall be included showing that the final map is approved concerning water quantity.

         b.   A copy of this certificate shall be provided to each purchaser of land before any sale is completed.

         c.   This statement is not a warranty or representation in favor of any person as to the safety or quantity of such water.

      7.   Zoning Official Certificate:

         a.   A signed and acknowledged certificate from the zoning official shall be included showing that the final map is approved, that it substantially complies with the tentative map and that all conditions have been met. (Ord. 356, 9-26-2006, eff. 10-19-2006)

   F.   Reserved. (Ord. 382, 8-28-2007, eff. 9-20-2007)

   G.   Substantial Compliance With Tentative Map: The zoning official shall review the map for substantial compliance with the approved or conditionally approved tentative map. If the final map for a subdivision is found to deviate from the approved tentative map, the applicant will be required to submit a new final map if the deviations are eliminated, or a new tentative map if the deviations are retained. If a new tentative map is required, the applicant must comply with other applicable land development regulations at the time of resubmittal. Substantial deviations shall include, but are not necessarily limited to, the following:

      1.   Street Location Or Design: A change in the location or design of a public street;

      2.   Layout: A change in the layout of lots or blocks;

      3.   Lot Access: A change in access to lots;

      4.   Reserved Areas: A change in areas, streets or rights of way to be reserved or dedicated;

      5.   Buffering: A change in the extent of buffering between the proposed subdivision and adjacent areas and/or land uses.

   H.   Final Map Approval:

      1.   Guidelines For Decision: The zoning official shall consider the following criteria in making a decision on the final map:

         a.   The final map substantially conforms to the approved tentative map and any conditions and exceptions granted pursuant thereto;

         b.   The final map conforms to all applicable requirements of these regulations, the zoning ordinance and other applicable land development regulations, including Nevada Revised Statutes 278.010 to 278.630 inclusive;

         c.   All submission requirements of these regulations have been satisfied.

      2.   Approval: If the proposed final map is approved:

         a.   The city engineer shall sign and acknowledge a certificate that the city has approved the map and accepted or rejected on behalf of the public any parcel of land offered for dedication for public use in conformity with the terms of the offer of dedication;

         b.   The zoning official shall certify on the final map that it substantially complies with the tentative map and all conditions have been met;

         c.   The city engineer shall accept or reject any or all offers of dedication and may, as a condition precedent to the acceptance of any streets or easements, require that the applicant improve or agree to improve the streets or easements. Such agreement, at the determination of the city engineer may be secured by a good and sufficient bond or other security in an amount determined by the city engineer.

      3.   Denial: If the final map is denied, the applicant shall be notified pursuant to subsection 9-4-2E of this title. If the time frame for the tentative map has not expired, the applicant may submit a new final map within the remaining time frame. If the tentative map approval is about to expire, the applicant may request an extension pursuant to section 9-4-10 of this title and submit a new final map within that time. If the tentative map has expired, the applicant must submit a new tentative map.

      4.   Time Extensions: If the subdivider fails to record a final map for any portion of the tentative map within the time required by Nevada Revised Statutes chapter 278, all proceedings are terminated and a new application is required. The city council may grant extensions as allowed by Nevada Revised Statutes 278.360.

      5.   Appeal: Any requirement imposed by the planning commission or zoning official, or other authorized person or agency pursuant to this section may be appealed to the governing body in accordance with the procedures established in subsections 9-4-9B, "Appeals", and 9-4-9C, "Judicial Appeals", of this title and Nevada Revised Statutes 278.3195. If such an appeal is filed, the limit on time to record the final map is extended until ten (10) days after:

         a.   The decision of the governing body on the appeal; or

         b.   The decision of the district court, if the decision of the governing body is appealed to the district court.

   I.   Effect Of Final Map Approval:

      1.   Right Of Applicant: Final map approval and subsequent recordation shall confer upon the applicant the right to apply for building permits and to develop the subject tract or parcel pursuant to the terms and conditions pursuant to which the final map approval was granted by the city engineer.

      2.   Lot Sales: No lot in the subdivision may be sold until the final map has been officially recorded.

      3.   Title: Title to property dedicated or accepted for streets and easements passes when the final map is recorded. If at the time the final map is approved any streets are rejected, the offer of dedication shall be deemed to remain open and the governing body or planning commission may by resolution at any later date, and without further action by the subdivider, rescind its action and accept and open the streets for public use. Such an acceptance must be recorded in the office of the city recorder and be so noted by the recorder on the subdivision plot, if the county recorder does not maintain a cumulative index for such plots and amendments. If such an index is maintained, the county recorder shall direct an appropriate entry for the amendment.

   J.   Filing And Recordation:

      1.   The developer is responsible for final map recordation by county recorder.

         a.   The final map shall be recorded within thirty (30) days of the date of signature by the city engineer or the public works director.

      2.   The county recorder shall not record any final map unless the map:

         a.   Contains all of the certificates of approval, conveyance and consent required by the provisions of Nevada Revised Statutes sections 278.374 through 278.378 and incorporated in subsection D of this section; and

         b.   Is accompanied by a written statement signed by the county treasurer of the county in which the land to be divided is located indicating that all property taxes on the land for the fiscal year have been paid; and

         c.   The date of signature by the city engineer is not over thirty (30) days old.

      3.   The responsible professional land surveyor shall furnish to the city engineer a conformed copy of the recorded map or plat within fifteen (15) days after the date of recording.

      4.   No city employee or official shall recognize the effect of any map or plat recorded in violation of this code.

   K.   Improvements To Precede Building Permits: Building permits shall not be issued for any structure within the boundaries of the subdivision until all of the required improvements have been constructed, are available to each lot in the subdivision, and have been inspected and approved by the public works director, unless said improvements are subject to a subdivision improvement agreement or bond, or specifically authorized by the city engineer in conjunction with final map approval. If bonded, no occupancy permit shall be issued until all improvements are complete. (Ord. 356, 9-26-2006, eff. 10-19-2006)

 

 

   A.   Purpose: The provision of adequate data concerning land use, utility requirements, traffic impact, streets, easements and dedications is vital to ensure the continued health, safety and welfare of the city's residents. Recognizing that the significance of this data is reduced for the small scale projects that are most heavily impacted by cost of producing this data, the city allows alternate procedures for simple resubdivisions, lot splits and the platting of existing development where only four (4) or fewer lots will be created.

   B.   Exemptions:

      1.   Any division of land that is exempt from major subdivision regulation pursuant to subsection 9-6-1C of this chapter shall also be exempt from parcel mapping.

      2.   The following shall also be exempt from parcel map requirements:

         a.   The creation of realignment of a public right of way by a public agency;

         b.   The creation or realignment of an easement;

         c.   An adjustment of the boundary line between two (2) abutting parcels or the transfer of land between two (2) owners of abutting parcels which does not result in the creation of any additional parcels;

         d.   The lease, transfer or development of space within an apartment building or an industrial or commercial building;

         e.   Carrying out an order of any court or dividing land as a result of an operation of law;

         f.   The creation of a lien, mortgage, deed of trust or any other security instrument;

         g.   The creation of a security or unit of interest in any investment trust regulated under the laws of this state or any other interest in an investment entity;

         h.   Conveying an interest in oil, gas, minerals or building materials, which are severed from the surface ownership of real property;

         i.   Conveying an interest in land acquired by the department of transportation pursuant to Nevada Revised Statutes 408;

         j.   Filing a certificate of amendment pursuant to Nevada Revised Statutes section 278.473, section 9-6-10 of this chapter.

   C.   Application:

      1.   Staff Conference: Before any application is made, the applicant is encouraged to confer with the zoning official and staff review committee to discuss, in general, the procedures and requirements for parcel map approval pursuant to these regulations.

      2.   Application: A property owner or his/her designated representative shall initiate a parcel map request by filing an application with the zoning official and paying the parcel map request fee as determined by the city council.

      3.   Contents: A parcel map application shall include the following:

         a.   A sufficient number of copies of the proposed parcel map as specified on the application;

         b.   Copies of the additional information required pursuant to subsection D of this section; and

         c.   A completed application form and paid application fee.

      4.   Unusual Circumstances: Where unusual circumstances exist, the zoning official may waive the requirement for a parcel map or survey and require in lieu thereof an unsurveyed parcel map. Before waiving these requirements, the city engineer shall determine that a survey is not required.

   D.   Contents:

      1.   Drawing; Scale: The parcel map must be legibly drawn in black waterproof India ink on tracing cloth or produced by the use of other materials of a permanent nature generally used for that purpose in the engineering profession. The size of each sheet must be twenty four inches by thirty two inches (24" x 32"). A margin line must be drawn completely around each sheet, leaving an entirely blank margin of one inch (1") at the top, bottom and right edges, and of two inches (2") at the left edge along the twenty four inch (24") dimension.

      2.   Adjoining Landowners: A parcel map must indicate the owner of any adjoining land, or any right of way if owned by the person dividing the land.

      3.   Area: A parcel map must show the area of each parcel or lot and the total area of the land to be divided in the following manner:

         a.   In acres, calculated to the nearest one-hundredth of an acre, if the area is two (2) acres or more; or

         b.   In square feet if the area is less than two (2) acres.

         c.   All monuments found, set, reset, replaced or removed, describing their kind, size and location and giving other data relating thereto;

         d.   Bearing or witness monuments, the basis of bearings, bearing and length of lines and the scale of the map;

         e.   The name and legal designation of the tract or grant in which the survey is located and any ties to adjoining tracts;

         f.   A memorandum of oaths;

         g.   The signature of the surveyor;

         h.   The date of the survey;

         i.   The signature of the owner or owners of the land to be divided;

         j.   Any easements granted or dedications made; and

         k.   Any other data necessary for the intelligent interpretation of the various items and locations of the points, lines and area shown.

         l.   By appropriate reference to the existing information on which it is based, the tract to be divided and the resulting lots;

         m.   The means of access to the several lots;

         n.   The signature of the owner or owners of the land to be divided;

         o.   Any easements granted or dedications made; and

         p.   Any other data necessary for an intelligent interpretation of the division and the access.

      4.   Preparation; Certificate: If a survey is not required for the preparation of a parcel map, the map must be prepared by a professional land surveyor, but his certificate upon the map may include substantially the following:

      5.   Parcel Number; Recording Data: Reference to the parcel number and recording data of a recorded parcel map is a complete legal description of the land contained in the parcel.

      6.   Surveyor Statement: If a record of survey contains two (2) or more lots or parcels, the surveyor or a person for whom the record of survey is made shall place upon the map thereof a statement of the facts which will clearly show that such record of survey is not in conflict with the requirements of Nevada Revised Statutes sections 278.010 through 278.630, inclusive, and the regulations of transactions pertaining thereto shall be complied with.

   E.   Application Contents If Parcel Map Waived: If the zoning official determines that the circumstances are unusual enough to warrant waiver of the parcel map, the applicant shall submit the following information:

      1.   Legal Description: A legal description of all parts based on a system of rectangular surveys.

      2.   Dedication Provision: A provision for the dedication or reservation of any road right of way or easement; and

      3.   Approval Authority: The approval of the authority which granted the waiver.

      4.   Preparation: If a description by metes and bounds is necessary in describing the parcel division, it must be prepared by a professional land surveyor and bear his signature and stamp.

      5.   Statement Of Responsibility: The person preparing the document may include the following statement:

      6.   Taxes Paid: A document recorded pursuant to this section must be accompanied by a written statement signed by the treasurer of the county in which the land to be divided is located indicating that all property taxes on the land for the fiscal year have been paid. (Ord. 172, 9-24-1996, eff. 10-31-1996)

   F.   Reserved.

   G.   Action On Parcel Map:

      1.   Decision: The zoning official and director of public works shall review and approve, conditionally approve or disapprove the application. (Ord. 382, 8-28-2007, eff. 9-20-2007)

      2.   Conditions: The zoning official and director of public works may impose the following conditions on the application as reasonably necessary:

         a.   Street grading;

         b.   Drainage provision;

         c.   Lot design;

         d.   Provision for the supply and quality of water and sewage consistent with the existing use of any land zoned for similar use within six hundred sixty feet (660') of the proposed parcel;

         e.   Off site access;

         f.   Street alignment, surfacing and width;

         g.   Such additional improvements as may be reasonably necessary and consistent with the use of the land if it is developed as proposed.

      3.   Certificate Of Approval: Approval of the parcel map shall be noted by a certificate signed and acknowledged by the zoning official and director of public works and attached to the parcel map.

      4.   File With County Recorder: The applicant shall file the approved parcel map with the county recorder.

   H.   Request For Waiver: The zoning official shall act on a request for waiver within thirty (30) days. (Ord. 172, 9-24-1996, eff. 10-31-1996)

   I.   Appeal: An applicant aggrieved by the zoning official's/director of public works' decision may appeal to the city council within fifteen (15) days pursuant to subsection 9-4-9B of this title. (Ord. 382, 8-28-2007, eff. 9-20-2007)

 

 

   A.   Purpose: The division of land into large parcels allows for the division of large parcels into smaller lots of a specified minimum size.

   B.   Applicability: A map of division into large parcels will be required where each proposed lot of a subdivision is either:

      1.   One sixty-fourth (1/64) of a section as described by a government land office survey; or

      2.   Ten (10) acres in area.

      3.   The proposed division of land into lots or parcels of at least one section or six hundred forty (640) acres in size shall not be subject to these provisions.

   C.   Application:

      1.   Staff Conference: Before any application is made, the applicant is encouraged to confer with the zoning official and staff review committee to discuss, in general, the procedures and requirements for the division of land into large parcels pursuant to these regulations.

      2.   Application: A property owner or his/her designated representative shall initiate a large parcel division request by filing an application with the zoning official and paying the filing fee as determined by the city council. (Ord. 172, 9-24-1996, eff. 10-31-1996)

      3.   Contents: A division of land into large parcels application shall include: (Ord. 382, 8-28-2007, eff. 9-20-2007)

         a.   Completed application forms and the payment of all applicable fees;

         b.   A sufficient number of copies of the proposed map as determined on the application;

         c.   Any attendant documents needed to supplement the information provided on the map, as provided in subsection D of this section.

      4.   Tentative Map: The city council may require the filing of the tentative map for a large project. Applicants may request a waiver on a form filed with the zoning official.

   D.   Contents: A tentative map of division into large parcels shall be so titled, shall be prepared and certified by a professional land surveyor and shall contain the following 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.   Each lot must be accessible by road or easement traversable by vehicles suited to the area, unless this requirement is waived by the governing body;

      4.   Any easements for public utilities which exist or which are proposed;

      5.   Any existing easements for irrigation or drainage, and any normally continuously flowing watercourses;

      6.   An indication of any existing road or easement which the owner does not intend to dedicate;

      7.   The name and address of the owner of the land. (Ord. 172, 9-24-1996, eff. 10-31-1996)

   E.   Reserved. (Ord. 382, 8-28-2007, eff. 9-20-2007)

   F.   Tentative Map Approval:

      1.   Consideration: The city council or the planning commission, if authorized, shall consider the application at its next regularly scheduled meeting. Within sixty (60) days of that meeting, the city council shall designate the location and width of any easements for roads and public utilities as shown on the master plan, or, if there is no master plan, designate the location and width of any easements for roads and public utilities which may be reasonably necessary to serve the area to be divided. The city council's opportunity to designate easements expires and is considered waived at the end of the sixty (60) day period.

      2.   Final Map: Following city council approval or waiver, the applicant may file a final map with the city council. Approval or waiver shall be good for one year, after which time a new application must be submitted. Maps that are deemed approved after the sixty (60) days for city council action has passed shall expire one year after they were first scheduled to be reviewed by the city council. (Ord. 172, 9-24-1996, eff. 10-31-1996)

   G.   Application For Land In Large Parcels: The applicant shall submit the following information to the zoning official: (Ord. 382, 8-28-2007, eff. 9-20-2007)

      1.   Forms; Fees: Completed application forms and the payment of all application fees;

      2.   Documents Needed: Any attendant documents needed to supplement the information provided on the map.

   H.   Content Of Land In Large Parcels:

      1.   A map of division into large parcels shall be:

         a.   Titled "map of division into large parcels";

         b.   Filed with the city council or planning commission not later than one year after the date that the tentative map was first filed with the planning commission or governing body or that the requirement of its filing was waived;

         c.   Prepared by a professional land surveyor;

         d.   Based upon an actual survey by the preparer, show the date of the survey or based upon the most recent government survey, and 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;

         e.   Clearly and legibly drawn in black waterproof India ink upon good tracing cloth or produced by the use of other materials of a permanent nature generally used for this purpose in the engineering profession, but affidavits, certificates and acknowledgments must be legibly stamped or printed upon the map with opaque ink;

         f.   Twenty four inches by thirty two inches (24" x 32") in size with a marginal line drawn completely around each sheet, leaving an entirely blank margin of one inch (1") at the top, bottom and right edges, and of two inches (2") at the left edge along the twenty four inch (24") dimension;

         g.   Of scale large enough to show clearly all details.

      2.   The particular number of the sheet and the total number of sheets comprising the map must be stated on each of the sheets, and its relation to each adjoining sheet must be clearly shown.

      3.   This map must show and define:

         a.   All subdivision lots by the number and actual acreage of each lot;

         b.   All roads or easements of access which exist and which the owner intends to offer for dedication, all roads or easements of access which are shown on the applicable master plan and all roads or easements of access which are specially required by the planning commission or city council;

         c.   Any easements for public utilities which exist or are proposed;

         d.   Any existing easements for irrigation or drainage, and any normally continuously flowing watercourses.

      4.   The map must be accompanied by a written statement signed by the Clark County treasurer indicating that all property taxes on the land for the fiscal year have been paid. (Ord. 172, 9-24-1996, eff. 10-31-1996)

   I.   Reserved. (Ord. 382, 8-28-2007, eff. 9-20-2007)

   J.   Approval:

      1.   The city council or planning commission, if authorized, shall approve, conditionally approve or deny the final map within forty five (45) days of submission of a complete application to the city council.

      2.   If the city council fails to act on the final map within forty five (45) days, it shall be deemed approved unconditionally.

      3.   If the final map is disapproved, the city council shall return the map to the applicant with:

         a.   A statement of the reason(s) for its action; and

         b.   A statement of what changes would be necessary to render the map acceptable.

   K.   Filing:

      1.   Upon approval, the applicant shall file the map with the county recorder. Filing with the county recorder operates as a continuing:

         a.   Offer to dedicate for public roads the areas shown as proposed roads or easements of access, which the city council may accept in whole or in part at any time or from time to time;

         b.   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.

      2.   The map filed with the county recorder must include:

         a.   A certificate signed and acknowledged by the owner of land consenting to the dedication of the roads and granting of the easements;

         b.   A certificate signed by the city clerk that the map was approved, or the affidavit of the person presenting the map for filing that the time limited for action by the city council has expired;

         c.   A written statement signed by the Clark County treasurer indicating that all property taxes on the land for the fiscal year have been paid.

      3.   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.

   L.   Recordation Requirements:

      1.   Maps shall be reviewed by the building official and public works director and recorded in the office of the Clark County recorder within thirty (30) days of the date of signature by the public works director or the building official.

      2.   The building official shall convey a copy of the resolution codified herein to the Clark County recorder with a request that no document be recorded wherein the approval is over thirty (30) days old.

      3.   The responsible professional land surveyor shall furnish to the building official a conformed copy of the recorded map or plat within fifteen (15) days after the date of recording. (Ord. 172, 9-24-1996, eff. 10-31-1996)

 

 

   A.   No Change To Surveyor's Monument Or Property Line:

      1.   If an error or omission is found in any subdivision plat, record of survey, parcel map, map of division into large parcels or reversionary map and the correction does not change or purport to change the physical location of any survey monument, property line or boundary line, the city engineer or the city council may cause a certificate of amendment to be filed and recorded. The surveyor who made the survey shall prepare and record the certificate within ninety (90) days after notification by the city engineer or city council. If the surveyor is no longer professionally active in the county, the county surveyor or a professional land surveyor appointed by the city council or, if authorized by ordinance, the planning commission, shall prepare the certificate.

      2.   The certificate of amendment must:

         a.   Be in the form of a letter addressed to the city engineer or city surveyor;

         b.   Specify the title and recording date of the document being amended;

         c.   Concisely state the data being amended and the correction or omission;

         d.   Be dated, signed and sealed by the surveyor preparing the certificate; and

         e.   Contain the following statement, dated and signed by the city engineer or surveyor or a professional land surveyor appointed by the city council or, if authorized by ordinance, the planning commission:

      3.   If land affected by the certificate of amendment is located within the boundaries of an incorporated city, a copy of the certificate of amendment must be delivered to the city surveyor or city engineer.

      4.   Upon the recording of a certificate of amendment, the county recorder shall cause a proper notation to be entered upon all recorded sheets of the original document being amended, if the county recorder does not maintain a cumulative index for such amendments. If such an index is maintained, the county recorder shall direct an appropriate entry for the amendment.

   B.   Change To Location Of Surveyor's Monument Or Property Line:

      1.   Authority: If an error or omission is found in any recorded subdivision plat, record of survey, parcel map, map of division in large parcels or reversionary map, and the correction changes or purports to change the physical location of any survey monument, property line or boundary line, the county surveyor or the city council may cause an amended plat, survey or map to be filed and recorded.

      2.   Submission Of Amended Map, Plat Or Survey: Any amendment of a recorded subdivision plat, parcel map, map of division into large parcels or record of survey which changes or purports to change the physical location of any survey monument, property line or boundary line is subject to the following requirements:

         a.   If the proposed amendment is to a parcel map, map of division into large parcels or record of survey, the same procedures and requirements apply as in the original filing;

         b.   If the proposed amendment is to a subdivision plat, only those procedures for the approval and filing of a final map and the requirements of subsection B3 of this section.

      3.   Requirements: Any amended plat, map or survey must:

         a.   Be identical in size and scale to the document being amended, drawn in the manner and on the material provided by law;

         b.   Have the words "amended plat of" prominently displayed on each sheet above the title of the document amended;

         c.   Have a blank margin for the county recorder's index information;

         d.   Have a three inch (3") square adjacent to and on the left side of the existing square for the county recorder's information and stamp;

         e.   Contain the certificates required by Nevada Revised Statutes section 278.374 (subsections 9-6-7E1 and 9-6-7E2 of this chapter) or an order of the district court of the county in which the land is located that the amendment may be approved without all the necessary signatures if the order is based upon a finding that a bona fide effort was made to communicate with the necessary persons, that all persons who responded have consented thereto and that the amendment does not adversely affect the persons who did not respond;

         f.   Contain a certificate of the professional land surveyor who prepared the amendment stating that it complies with all pertinent sections of Nevada Revised Statutes sections 278.010 through 278.630, inclusive, and 625.340 through 625,380, inclusive, and with these regulations; and

         g.   Contain a certificate executed by the appropriate county surveyor, county engineer, city surveyor or city engineer, if he is registered as a professional land surveyor or civil engineer, stating that he is registered as a professional land surveyor or civil engineer and stating that he has examined the document and that it is technically correct.

      4.   Recording Of Amended Document: Upon recording the amended document, the county recorder shall cause a proper notation to be entered upon all recorded sheets of the document being amended, if the county recorder does not maintain a cumulative index for such maps and amendments. If such an index is maintained, the county recorder shall direct an appropriate entry for the amendment. (Ord. 172, 9-24-1996, eff. 10-31-1996)

 

 

   A.   Purpose: This section provides for the reversion or abandonment of recorded maps of land division.

   B.   Applicability: Any owner seeking to revert or abandon any of the following land divisions shall submit an application pursuant to this section:

      1.   Subdivision map;

      2.   Parcel map;

      3.   Map of division into large parcels; or

      4.   Any part thereof. (Ord. 172, 9-24-1996, eff. 10-31-1996)

   C.   Application: The applicant shall file the following with the zoning official: (Ord. 382, 8-28-2007, eff. 9-20-2007)

      1.   A sufficient number of copies of the proposed reversion map as specified on the application;

      2.   Copies of all other information required by this section as specified on the application; and

      3.   The applicable map review fee as determined by the city council;

      4.   If any public streets or easements are to be abandoned, the applicant must first comply with the provisions of section 9-5-6 of this title.

   D.   Contents: The map of the proposed abandonment or reversion shall:

      1.   Contain the same survey dimensions as the recorded map;

      2.   Contain the certificates required by subsection 9-6-7E of this chapter;

      3.   Be prepared by a professional land surveyor registered pursuant to Nevada Revised Statutes 625. The professional land surveyor shall state in his certificate that the map has been prepared from information on a recorded map that is being abandoned or reverted. The professional land surveyor may state in his certificate that he assumes no responsibility for the existence of the monuments or for correctness of other information shown on or copied from the document. The professional land surveyor shall include in his certificate, recording information which is sufficient to identify clearly the recorded map being reverted or abandoned;

      4.   Be clearly and legibly drawn 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 a purpose in the engineering profession, but affidavits, certificates and acknowledgments must be legibly stamped or printed upon the map with opaque ink;

      5.   The size of each sheet of the map must be twenty four inches by thirty two inches (24" x 32"). A marginal line must be drawn completely around each sheet, leaving an entirely blank margin of one inch (1") at the top, bottom and right edges, and of two inches (2") at the left edge along the twenty four inch (24") dimension;

      6.   The scale of the map must be large enough to show all details clearly and enough sheets must be used to accomplish this end;

      7.   The particular number of the sheet and the total number of sheets comprising the map must be stated on each of the sheets and its relation to each adjoining sheet must be clearly shown. (Ord. 172, 9-24-1996, eff. 10-31-1996)

   E.   Reserved. (Ord. 382, 8-28-2007, eff. 9-20-2007)

   F.   Approval: The city council, or the planning commission if authorized by ordinance, shall review and approve, conditionally approve or deny the reversion/abandonment map.

      1.   If the city council denies the application, it shall return the map to the applicant along with:

         a.   A statement of the reason(s) for denial; and

         b.   An explanation of the changes necessary to bring the map into compliance.

      2.   If the city council approves the map, the city clerk shall file the map with the county recorder. (Ord. 172, 9-24-1996, eff. 10-31-1996)