A.   Unit Density: The number of dwelling units per gross acre shall not exceed limits as set forth for the various districts for any lot or parcel within the district.

      1.   If a lot or parcel lies within more than one district, the density of that portion within each district shall not exceed the density allowed for the district.

      2.   The gross acres shall include all of the property within the interior lot lines and if the lot or parcel fronts on an existing or future public street or other public right of way, the gross area may be calculated to the centerline of the future width of the public street or right of way, exclusive of freeway or state highway.

   B.   Nonconforming Single-Family Lot Area: The requirements of these regulations as to the minimum lot area shall not be construed to prevent the use of any lot or parcel of record in any district for the construction of a single-family dwelling (except in those districts where single-family dwellings are prohibited), providing all other requirements of these regulations are complied with, in the event such lot or parcel is:

      1.   Shown separately on any official subdivision map duly approved and recorded in the manner provided by law;

      2.   Deeded by a deed of record prior to the adoption of these regulations or amendment thereto; or

      3.   Subject to a recorded contract of sales in full force and effect prior to the adoption of these regulations or amendment thereto.

   C.   Reduction of Recorded Lot: Any lot or parcel of land, the title of which was recorded, shall not be reduced in any manner below the minimum lot area, size or dimensions required by these regulations.

   D.   Use For Another Building: No portion of any lot or parcel of land which has been designated or used as any part of a building site area or yard as required by these regulations shall be included as a portion of an area or yard for another building if such inclusion will reduce the building site or yard requirement for the original lot or parcel of land to less than the minimum building site area dimension of yard for the land use district in which such property is located.

   E.   Building Location: Every building hereafter erected shall be located on a "lot", as herein defined. In no case shall there be more than a main residential building and its accessory buildings on one lot, except as otherwise provided in these regulations.

      1.   A residential building shall not be erected within fifty feet (50’) of the right of way of any freeway or drainage channel. The required setback from a drainage channel may be reduced to that which is required in the zoning district; provided, that the channel is concrete lined and/or protective wall is constructed in accordance with the requirements of the department of public works or city engineer.

   F.   Individual Water and Sewer Systems; Lot Area: The minimum lot area required for any lot within any district is based on the lot being served by both public utilities of water and sewer. Where applicable, the minimum lot area shall be not less than the minimum required by the Clark County district health department for individual systems of water service and sewage disposal.

   G.   Reduction in Lot Area: No lot area shall be reduced so that the yards, other open spaces or total lot area shall be smaller than prescribed by these regulations.

   H.   Insufficient Street Dedication: No building or grading permit shall be issued for a building or structure on a lot which abuts a street dedicated to a portion of its required width and located on that side which insufficient dedication was secured and where the offsite improvements of the street have not been completed in accordance with the requirements and specifications of the city engineer and the department of public works, except a building permit may be granted for a single-family dwelling upon dedication of the required right of way and execution of an offsite agreement.

      1.   Waiver: The city engineer may waive the completion of the offsite improvements prior to issuance of the building permit subject to:

         a.   The execution of a residential or commercial improvement agreement similar to the improvement agreement noted in subsection 9-6-6B of this title;

         b.   The applicant furnishing a performance security similar to the security noted in subsection 9-6-6B3 of this title; and

         c.   The furnishing by the applicant of a maintenance bond similar to the bond required in subsection 9-6-6C of this title.

      2.   Cost of Inspection: Inspection and testing requirements are to be provided for in the same manner as noted in subsection 9-6-6R of this title.

   I.   Unimproved Disturbed Ground: No disturbed ground on any project shall remain unpaved or unimproved for more than thirty (30) days without the application of dust palliatives. The palliatives shall be reapplied after every disturbance. Violation of this provision shall result in the temporary revocation of all permits until corrections are made. Subsequent violations may result in permanent permit revocation. Continued violation, after permit revocation, will authorize the city to put dust palliatives on property. The cost of palliative application will become a lien on the property if not paid promptly.

(Ord. B24-004, 9-24-2024)

   A.   Applicability: Perimeter landscape buffers shall be provided abutting street rights of way and parcels abutting developing site in accordance with the standards of this subsection.

   B.   Buffer Width: The minimum width of required landscape buffers shall be as follows:

 

   C.   Plant Material: Unless otherwise expressly stated, a minimum of one shrub shall be provided per three (3) linear feet of landscape buffer. A minimum of one tree shall be provided per twenty five (25) linear feet of landscape buffer. All landscape plant areas that are not dedicated to trees or shrubs shall be landscaped with grass, ground cover, or other appropriate landscape treatment in accordance with this section. (Ord. B24-004, 9-24-2024)

The length and width of blocks shall be sufficient to accommodate two (2) tiers of lots with minimum standards specified by the applicable zoning district and this chapter, except where a single row of lots back up to an arterial street. When reviewing proposed lot and block arrangements, the commission or city council shall consider the following factors:

   A.   Adequate Building Sites Required: Provisions of adequate building sites suitable to the special needs of the type of land use (residential, commercial or other) proposed for development shall be provided, taking into consideration topographical and drainage features;

   B.   Minimum Lot Sizes Established: Minimum zoning district and lot requirements defining lot sizes and dimensions shall be accommodated without creating unusable lot remnants;

   C.   Safe Access Required: Block layout shall enable development to meet UDO requirements for convenient access, circulation, control and safety of street traffic. (Ord. B24-004, 9-24-2024)

Every lot must have a minimum width and depth not less than that prescribed in the district under consideration. Each dimension is a minimum only. One (1) or both must be increased to attain the minimum lot area required.

   A.   Width: The width of a lot shall be considered to be the distance between straight lines connecting the front and rear lot lines at each side of the lot, measured across the rear lot lines at each side of the lot, measured across the rear of the required front yard; provided, however, that width between side lot lines at their foremost points (where they intersect with the street line) shall not be less than eighty percent (80%) of the required lot width except in the case of lots on the turning circle of cul-de-sacs and knuckles, where the eighty percent (80%) requirement shall not apply.

   B.   Depth: The depth of a lot shall be considered the minimum distance between the front and rear property line, measured perpendicular to the centerline of the street upon which the lot fronts, and/or if the lot fronts on a curve, knuckle or cul-de-sac, measured by the radial of curve.

   C.   Minimum Less than Prescribed: Where a lot has a minimum width or depth less than that prescribed by these regulations and the lot was of record under one ownership at the time that the area was first zoned whereby the lot became nonconforming, the lot may be used subject to all other property development standards of the district in which such lot is located.

   D.   Administrative Variance: When the minimum lot area requirement is met, but unusual practical difficulties are shown which preclude reasonably meeting the lot width or depth requirement, or building setback requirement, the planning and redevelopment director may administratively allow a deviation as allowed by Nevada Revised Statutes section 278.319 of up to ten percent (10%) from the minimum width or depth requirement, or minimum setback requirement.

      1.   Such an administrative variance may be granted without the submission and approval of a formal variance application to the city council, so long as the applicant obtains the written permission of the owner of any real property that would be adversely affected by the deviation, and so long as the request is based on proven hardship due to physical challenges on the subject property.

      2.   Any decision regarding a denied or granted deviation may be appealed to the city council by the applicant or other aggrieved person.

 

 

 

 

 

 

   E.   Residential Lots.

      1.   Principal Building: Only one principal building is permitted on a single family lot, except within a planned development district.

   F.   Non-Residential Lots.

      1.   Interior Side Yard: No interior side yard will be required on contiguous lots developed as a common project, except as required to comply with fire codes or other provisions of this code.

      2.   Principal Building: More than one principal building may be permitted on a lot pursuant to a planned unit development districts.

   G.   Through Lots: Through lots or double frontage lots, shall be avoided except where essential to separate residential development from traffic arteries or to overcome specific disadvantages of topography and orientation. In such cases, access will be allowed only on the lower classification street.

   H.   Flag Lots: Creation of a new flag lots are prohibited in the single-family and multi-family master plan categories. Flag lots or parcels may be permitted in the rural estates and agricultural master plan categories under the following conditions:

      1.   The flag lot directly accesses a local or residential street;

      2.   The aggregate width of the pole, or poles for two (2) adjacent flag lots, is a minimum of forty feet (40’) in width with minimum pole width of twenty feet (20’).

   I.   Lot Lines: All quadrangular lots and, so far as practical all other lots, shall have side lines at right angles to straight street lines or radial to curved street lines. Unusual or odd shaped lots having boundary lines that intersect at extreme angles shall be avoided.

   J.   Lot Orientation: The lot line common to the street right of way line shall be the front line. All lots shall face the front line and a similar lot across the street. Wherever feasible, lots shall be arranged so that the rear line does not abut the side line of an adjacent lot.

   K.   Lot Remnants: No lot or parcel shall be created which does not meet the minimum standards of the applicable zoning district and the UDO, except pursuant to a planned district which provides for the perpetual maintenance of such remnants. Reserve strips are prohibited. (Ord. B24-004, 9-24-2024)

Every lot shall have the minimum yards of not less than that prescribed in the district under consideration and all required yards shall extend the width or depth of the lot and shall be open from the ground to the sky, except for permissible accessory buildings in the rear yard and as further provided in these regulations. No yard or open space provided for the purpose of complying with the provisions of these regulations for any building shall be considered as providing a yard or open space on an adjoining lot or parcel whereon a building may be erected.

   A.   Front Yards: Each lot shall have a front yard extending across the full width of the lot and lying along the front property line. The required front yard shall be landscaped with appropriate materials and shall be maintained.

      1.   Multi-family, commercial and industrial parcels must comply with the requirements of "Buffers and Landscaping", and subsection (A).9, "Unimproved Disturbed Ground", of this section.

      2.   Single-family home front yards must be landscaped, with at least ground cover materials, within sixty (60) days of occupancy.

      3.   Where the future width line of a street does not conform to the front property line, the future width line of the street shall be used in determining the front yard.

      4.   In determining the front yard, the required front yard depth for each district shall be measured by a line perpendicular to the front property line, or by the radial line or radial line extended in the case of a curved front property line, to the corner or face of the building on the lot.

         a.   Cul-De-Sac: Where a residential lot is facing on a cul- de-sac, the front yard may be reduced to ten feet (10') less than the minimum required for the district in which the lot is located, but in no event shall any front yard be reduced to less than fifteen feet (15') in minimum depth, nor less than twenty feet (20') where accessing a carport or garage.

         b.   Knuckles: Where a residential lot is facing on a knuckle, the front yard may be reduced to five feet (5') less than the minimum required for the district in which the lot is located, but in no event shall any front yard be reduced to less than fifteen feet (15') in minimum depth, nor less than twenty feet (20') where accessing a carport or garage.

         c.   Modification of Front Yards for Partially Built-up Blocks: Where lots comprising fifty percent (50%) or more of the block frontage are developed with a front yard either greater or lesser in depth than that prescribed in these regulations, the average of such existing front yards shall establish the front yard for the remaining lots in the block frontage; however, a front yard determined in this way shall not be less than twenty feet (20') where accessing a carport or garage. Existing front yards of more than fifty feet (50') shall be counted as fifty feet (50') in calculating the average.

         d.   Collector Streets: Where a residential lot is facing on a major or minor collector street, the front yard shall be increased to thirty five feet (35') in depth. (5) Arterials: If circumstances require a residential lot to face an arterial, the front yard shall be increased to fifty feet (50') in depth.

   B.   Side Yards: Each lot shall have a side yard parallel to the side property line, extending from the rear of the front yard to the front of the rear yard. The required side yard depth for each district shall be measured by a line perpendicular to the side property line to the corner or face of the building on the lot.

   C.   Rear Yards: Every lot shall have a rear yard extending across the full width of the lot and lying along the rear property line. The required rear yard depth as specified for each zoning district shall be measured by a line perpendicular to the rear property line to the nearest corner or face of the building on the lot. In the case of a residential lot located on a cul-de-sac, knuckle or curve, the required rear yard depth may be reduced to ten feet (10') less than the minimum otherwise required for the zoning district in which the lot is located; provided, that the total area of the remaining rear yard is at least equal to the required rear yard area for a minimum size conforming lot in the zoning district.

   D.   Permitted Intrusions into Required Yards: The following may project into required yards:

      1.   Architectural Features: Eaves, cornices, canopies, sills, belt courses and other similar architectural features may not project more than three feet (3') into any required yard or space required between buildings on the same building site, but in no event under this provision shall any such projection be closer than three feet (3') to any property line.

      2.   Fireplaces and Chimneys: Chimneys and fireplace structures not wider than eight feet (8'), measured in the general direction of the wall of which it is a part, may not project more than two feet (2') into any required yard or yard required between buildings on the same building site; but in no event under this provision shall any such projection be closer than three feet (3') to any property line.

      3.   Uncovered Porches and Landings: Uncovered porches, landings and platforms which do not extend above the floor level of the first floor may project into any required yard or yard between buildings on the same building site as long as stormwater drainage pattern is contained within the property. An openwork railing not more than thirty inches (30") in height may be installed or constructed on such porch, landing or platform without affecting this provision as long as a pedestrian passage/access is allowed.

      4.   Ramps and Railings: Openwork fences, hedges, guard railings or other landscaping or architectural devices for safety protection around depressed ramps may be located in required front yards; provided, that such devices are not more than four feet (4') in height.

 

 

 

 

   E.     Yard Requirements for Consolidated Lots: When the common property line separating two (2) contiguous lots is covered by a single building site and the yard spaces required by these regulations shall then not apply to such common property line.

   F.   Driveway Sight Zones:

      1.   Residential Driveways: Sight zone triangles must be maintained for each single-family residence driveway, protecting the visibility and safety of motorists, bicyclists and pedestrians.

         a.   On a local street, the sight zone must be maintained between a point ten feet (10') behind the curb at the edge of the driveway and fifteen feet (15') along the curb away from the driveway in each direction.

         b.   On a collector street, the sight zone must be maintained between a point ten feet (10') behind the curb at the edge of the driveway and twenty feet (20') along the curb away from the driveway in each direction.

         c.   Rural and agricultural lots, townhouses and duplexes, and manufactured homes must maintain the same driveway sight zone standard as a single-family residence.

         d.   Within the sight zone triangle, no wall, fence or earthwork shall be built and no hedge, shrub or other plant shall be permitted to grow higher than thirty inches (30") above grade. One tree trunk may be permitted to grow within a driveway sight triangle; provided, that all branches are pruned seven feet (7') above the ground. Public safety and utility devices less than twelve inches (12") in diameter, such as street lights, are exempt from these standards.

            (1)   An open fence, such as a picket or wrought iron fence, that allows for clear visibility and safety may be built higher than the thirty inch (30") standard in the residential driveway sight zone.

            (2)   The planning and redevelopment director may grant an administrative variance from these standards for mobile home parks and estates or other established lots if conditions on the parcel make these regulations impractical.

 

 

      2.   Multi-Family And Nonresidential Driveways: Sight zone triangles must be maintained for each driveway serving a multi-family or nonresidential development, including commercial or industrial properties and public facilities, protecting the visibility and safety of motorists, bicyclists, and pedestrians.

         a.   The sight zone triangle must be maintained between a point fifteen feet (15') behind the curb at the edge of the driveway alignment and thirty feet (30') along the curb away from the driveway alignment in each direction.

         b.   Within the sight zone triangle, no wall, fence, sign or earthwork shall be built and no hedge, shrub or other plant shall be permitted to grow higher than thirty inches (30") above grade. One tree trunk may be permitted to grow within a driveway sight triangle; provided, that all branches are pruned seven feet (7') above the ground. Public safety and utility devices less than twelve inches (12") in diameter, such as street lights, are exempt from these standards.

         c.   The planning and redevelopment director may grant an administrative variance for driveway sight zones on smaller commercial properties and public facilities in the downtown central business and neighborhood commercial zoning districts if conditions on the parcel make these regulations impractical.

      3.   Intersection Sight Zones.

         a.   Width: Intersections shall have extra widths where necessary to permit the establishment of sight area easements. On all intersections, there shall be provided and maintained a sight zone area as illustrated in Section 201.2 Sight Visibility Zones at Intersections, Uniform Standard Drawings, published by the Regional Transportation Commission of Southern Nevada. Within this area, no building, fence, earth bank, vegetation or other obstruction shall be allowed which is more than thirty inches (30") in height above the elevation of the nearest travelway. The city may request that the sight zone area be dedicated as part of the street right of way through the final map; however, the sight zone area may be included in determining size of lot area, setbacks and density. The dedicated sight zone area must be improved with concrete sidewalk or, if within a homeowners' association, landscaped and maintained by the association. No parking shall be allowed within the sight zone area and the city may require that curbs at the area be painted red. Curbs adjacent to the site area easement shall be painted red.

         b.   Corner Lot Access Driveway: Corner lots adjacent to streets of unequal classification shall have only one access driveway to be located on the lower classification, based upon traffic volume, of the intersecting streets.

   G.   Special Conditions:

      1.   Garages or carports shall be located not less than twenty feet (20') from any future width line of any street where the garage door on a carport opening faces the street. Where the yard requirements pass a greater setback, such greater setback shall apply.

   H.   Public Street; Future Right Of Way: Notwithstanding any other provision of these regulations relating to setbacks, no building or structure other than a fence or an architectural intrusion permitted by this code shall be constructed or maintained within ten feet (10') of any public street or future right of way in any residential zone. (Ord. B24-004, 9-24-2024)

All buildings or structures hereafter designed or erected and existing buildings which may be reconstructed, altered, moved or enlarged shall comply with the height regulations and exceptions of the district in which they may be located. (Ord. B24-004, 9-24-2024)

All buildings hereafter designed or erected and existing buildings which may be reconstructed, altered, moved or enlarged shall not exceed the maximum building coverage regulations of the district in which they may be located. (Ord. B24-004, 9-24-2024)

The land reserve district is intended as a designation for large parcels of land acquired by the city through land trade, purchase or annexation upon which adequate public services and facilities are unavailable, or for which a determination of the most appropriate zoning district is precluded by a lack of economic, demographic, geographic or other data customarily utilized in establishment of permanent district classifications. This district is appropriate only in the land reserve plan category and only those uses which are of an unquestionably interim nature, or will not prematurely commit the land to a particular use pattern or intensity of development are allowable within the LR district. Upon submission of a development application for any use not specified herein, property designated as land reserve must also be rezoned to an appropriate classification. The land reserve district corresponds to and implements the land reserve master plan category. (Ord. 172, 9-24-1996, eff. 10-31-1996; amd. Ord. B24-004, 9-24-2024)

 

(Ord. B24-004, 9-24-2024)

 

(Ord. 172, 9-24-1996, eff. 10-31-1996; amd. Ord. 187, 6-10-1997; Ord. B24-004, 9-24-2024)

The agriculture district (A) is intended to help retain large tracts of land for agriculture purposes and to minimize conflicts between agricultural uses and adjacent development. The principal purpose of this district is to provide for large tracts of open land (ten (10) acres or more) devoted to active agricultural and open space uses, including crop farming, animal raising, pasture and grazing, with related residential and farm structures and equipment. The agricultural district corresponds to and implements the agriculture master plan category. (Ord. 172, 9-24-1996, eff. 10-31-1996; amd. Ord. 232, 1-11-2000, eff. 2-7-2000; Ord. B24-004, 9-24-2024)

 

(Ord. B24-004, 9-24-2024)

 

 

(Ord. 172, 9-24-1996, eff. 10-31-1996; amd. Ord. 187, 6-10-1997; Ord. 232, 1-11-2000, eff. 2-7-2000; Ord. B24-004, 9-24-2024)

The rural ranch district is intended to provide low density uses with a minimum lot size of five (5) acres. Residents of this district will be allowed to maintain a limited number of large animals and accessory buildings in a quiet, rural setting without maintaining a large agricultural operation. This district is appropriate as a transition between agriculture and higher density single-family uses, where urban public facilities and services will not be provided for an extended period of time. The rural ranch district corresponds to and implements the rural estates master plan category. (Ord. 172, 9-24-1996, eff. 10-31-1996; amd. Ord. 232, 1-11-2000, eff. 2-7-2000; Ord. B24-004, 9-24-2024)

 

(Ord. B24-004, 9-24-2024)

 

 

(Ord. 172, 9-24-1996, eff. 10-31-1996; amd. Ord. 187, 6-10-1997; Ord. 232, 1-11-2000, eff. 2-7-2000; Ord. B24-004, 9-24-2024)

The rural estates district is intended to provide low density uses with a minimum lot size of one and one-half (1.5) acres. Residents of this district will be allowed to maintain a limited number of large animals and accessory buildings in a quiet, rural setting without maintaining a large agricultural operation. This district is appropriate as a transition between agriculture and higher density single-family uses, where urban public facilities and services will not be provided for an extended period of time. The rural estates district corresponds to and implements the rural estates master plan category. (Ord. 172, 9-24-1996, eff. 10-31-1996; amd. Ord. 232, 1-11-2000, eff. 2-7-2000; Ord. B24-004, 9-24-2024)

 

(Ord. B24-004, 9-24-2024)

 

(Ord. 172, 9-24-1996, eff. 10-31-1996; amd. Ord. 232, 1-11-2000, eff. 2-7-2000; Ord. B24-004, 9-24-2024)

The rural residential district is intended to provide low density uses with a minimum lot size of one-half (1/2) acre or larger. This district is appropriate where moderate density rural development is desired and where public facilities exist or could reasonably be extended to the development. The rural residential district corresponds to and implements the rural estates master plan category. (Ord. 172, 9-24-1996, eff. 10-31-1996; amd. Ord. 232, 1-11-2000, eff. 2-7-2000; Ord. B24-004, 9-24-2024)

 

(Ord. B24-004, 9-24-2024)

 

(Ord. 172, 9-24-1996, eff. 10-31-1996; amd. Ord. 187, 6-10-1997; Ord. 232, 1-11-2000, eff. 2-7-2000; Ord. B24-004, 9-24-2024)

The Single-Family Residential (SF) District is intended as an area for moderate density residential uses in a suburban environment. The principal land uses are single-family detached homes, interspersed with parks, trails, open space and limited public facilities. Large lot subdivision development is discouraged. This district is appropriate for locations where suburban characteristics are desired and full public services are available. (Ord. 295, 2-10-2004; amd. Ord. B24-004, 9-24-2024)

 

(Ord. B24-004, 9-24-2024)

 

(Ord. 295, 2-10-2004; amd. Ord. 377, 6-12-2007, eff. 7-5-2007; Ord. 578, 6-23-2020; Ord. B24-004, 9-24-2024)

The Attached Housing District is intended to allow for the development of conventional attached dwellings, commonly known as duplexes. Due to the potential for reducing development costs, the MF-1 District also promotes affordable housing in a low density environment. The MF-1 District implements the multi-family residential master plan category. (Ord. 544, 9-11-2018, eff. 10-2-2018; amd. Ord. B24-004, 9-24-2024)

 

(Ord. B24-004, 9-24-2024)

 

 

 

 

 

(Ord. 544, 9-11-2018, eff. 10-2-2018; amd. Ord. 577, 7-14-2020; Ord. B24-004, 9-24-2024)

This district is intended to fulfill the need for low density multi-family residential development. The property development standards are designed to allow maximum flexibility while maintaining an environment compatible with single-family neighborhoods. This district will generally serve as an integral part of the neighborhood, allowing for a variety of housing types and serving generally as a buffer between higher density multi-family districts and single-family districts. (Ord. 544, 9-11-2018, eff. 10-2-2018; amd. Ord. B24-004, 9-24-2024)

 

(Ord. B24-004, 9-24-2024)

 

 

 

 

 

(Ord. 544, 9-11-2018, eff. 10-2-2018; amd. Ord. B24-004, 9-24-2024)

This district is intended to accommodate moderate to high density multi-family uses while ensuring livability, open spaces, and a high level of landscaping and buffering. This district is appropriate for multi-family areas located near supporting transportation and commercial facilities where full urban services are available. The MF-3 District implements the multi-family residential master plan category. (Ord. 544, 9-11-2018, eff. 10-2-2018; amd. Ord. B24-004, 9-24-2024)

 

(Ord. B24-004, 9-24-2024)