A.   A person who proposes to divide any land into four (4) or fewer lots shall file a parcel map in the office of the Elko County Recorder, unless this requirement is waived. No survey may be required if the requirement of a parcel map is waived.

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

(Ord. 98-09, 10-6-1998)

   A.   Requirements: For parcel maps, the governing body may require such street grading and drainage provisions as are reasonably necessary for lot access and drainage needs. It may also require such lot design as is reasonably necessary and such off-site access, street alignment, surfacing and width, water quality, water supply and sewerage provisions as reasonably necessary and consistent with the existing use of any land zoned for similar use which is within six hundred sixty feet (660') of the proposed parcel. If the proposed parcels are less than one acre, the governing body may require additional improvements which are reasonably necessary and consistent with the use of the land if it is developed as proposed. For a second or subsequent parcel map with respect to a single or contiguous tract of land under the same ownership, any reasonable improvement may be required by the governing body, but not more than would be required if the parcel were a subdivision.

   B.   Contents And Additional Requirements: The parcel map should contain the following information and meet the following requirements:

      1.   The parcel map shall 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 such purpose in the engineering profession. The size of each sheet shall be twenty four inches by thirty two inches (24" x 32"). A marginal line shall be completely drawn 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.   A parcel map shall indicate the owner of any adjoining land or right of way if owned by the person dividing the land.

      3.   If a survey is required, the parcel map shall also show:

         a.   All monuments found, set, reset, replaced or removed, describing the claim, size and location and other data related thereto;

         b.   Bearing or witness monuments, basis of bearings, bearing and length of line and scale of map;

         c.   Name and legal description of tract or grant in which the survey is located and ties to adjoined tracts;

         d.   Memorandum of oaths;

         e.   Signature of surveyor;

         f.   Date of survey;

         g.   Signature of the owner or owners of the land to be divided;

         h.   Any easements granted or dedications made;

         i.   Provision and date for installation of all required improvements; and

         j.   Any other data necessary for the intelligent interpretation of various items in the location of the points, lines and areas shown.

      4.   The following certificates shall appear on a parcel map before it can be recorded:

         a.   A certificate for execution by the Clerk of each approving governing body stating that the body approved the map.

         b.   A certificate by the surveyor responsible for the parcel map giving the date of the survey on which the map is based and stating that the survey was made by him or under his direction and setting forth the name of the owner who authorized him to make the survey and that the parcel map is true and complete as shown. The certificate shall also state that the monuments are of the character and occupy the positions indicated or that they will be set in such positions at such time as agreed upon under the provisions of Nevada Revised Statutes chapter 278. The certificate shall also state that monuments are or will be sufficient to enable the survey to be retraced.

         c.   A certificate signed and acknowledged by all parties having any record title in the land subdivided, evidencing their grant of permanent easements for utilities installations and access, as designated on the map.

         d.   A statement approving such easements, signed by each public utility company or agency in whose favor the easements are created or whose utility services are to be required for the platted parcel.

         e.   It shall be the responsibility of the applicant to obtain approval of serving utility companies as to the location of any utility easements which are to be shown on the parcel map.

      5.   The following data shall accompany a parcel map at the time it is submitted:

         a.   Name, address and telephone number of the persons requesting approval of the parcel map and the owner or owners of the land.

         b.   Name, address and telephone number of the person who prepared the map.

         c.   Legal description of the original parcel. It shall be sufficient to give recorders book and page of deed and assessor's parcel number.

         d.   Proposed use of each parcel.

         e.   Source of water supply and proposed method of sewage disposal for each parcel.

         f.   A copy of all survey computations shall accompany the parcel map.

         g.   A vicinity map.

      6.   The subdivider shall file six (6) copies of the parcel map with the City at the time of filing. (Ord. 98-09, 10-6-1998)

The City Council shall give the City's planning personnel the authority to approve a parcel map or waive the requirement of a parcel map or survey for a parcel map, without further action by the City Council. The planning personnel shall review the parcel map, if required, and within forty five (45) days after filing, shall approve, conditionally approve or disapprove such map.

If the applicant disagrees with any decision of the planning personnel concerning the parcel map, or if the parcel map is disapproved, the applicant has thirty (30) days in which to file an appeal with the City Council. The City Council shall make a determination within forty five (45) days from the date the appeal was filed. The applicant may petition the Council for reconsideration based upon an error of law and/or fact by the Council. Said petition must be filed within ten (10) days of the Council's action and shall set forth, with particularity, the alleged error of law and/or fact. The petition shall be placed on the agenda for a special or regular Council meeting within twenty (20) days of the date of filing. At such meeting the Council may reconsider its actions in such manner as it sees fit or may deny reconsideration; however, no new evidence may be introduced. The concurrence of at least four (4) members of the Council shall be required to reverse its previous actions. (Ord. 98-09, 10-6-1998)

A parcel map is not required when the land division is for the express purpose of:

   A.   Creation or realignment of a public right of way by a public agency.

   B.   Creation or realignment of an easement.

   C.   Adjustment of the boundary line or the transfer of land between two (2) adjacent property owners which does not result in the creation of any additional parcels.

   D.   Purchase, transfer or development of space within an apartment building or an industrial or commercial building.

   E.   An order of any court dividing land as a result of an operation of law.

   F.   Creation of a lien, mortgage, deed, trust or any other security instrument.

   G.   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.   Convey an interest in oil, gas, minerals or building materials which are severed from surface ownership of real property.

   I.   Filing a certificate of amendment for the correction of an error or omission on a plat, survey or map, or if the correction does not change the location of a survey monument or properly line. (Ord. 98-09, 10-6-1998)

The preparation, submission, review and official action concerning all subdivision plats located within the City shall proceed through the following progressive stages:

Stage I   Preapplication (Conference) Stage

Stage II   Preliminary Plat Stage

Stage III   Final Plat Stage

(Ord. 98-09, 10-6-1998)

The preapplication stage of subdivision planning comprises an investigatory period preceding actual preparation of the preliminary plat by the subdivider. During this stage, the subdivider shall make known his intentions to the Council and be advised of specific public objectives related to the subject tract and other details regarding platting procedures and requirements. During this stage, it shall be determined whether a change in zoning will be required for the subject tract or any part thereof and if such change is required, the subdivider shall initiate the necessary application for zoning amendment in conjunction with submission of the preliminary plat. In carrying out the purposes of the preapplication stage, the subdivider and the Council shall be responsible for the following actions:

   A.   Actions By The Subdivider: The subdivider shall meet with the Council and present a general outline of his proposal, including, but not limited to:

      1.   Sketch plans and ideas regarding land use, street and lot arrangement and tentative lot sizes.

      2.   Tentative proposals regarding water supply, sewage disposal, storm drainage and street improvements and any additional information required by the Council.

   B.   Actions By The Council: The Council may advise the subdivider of procedural steps, design and improvement standards and general plat requirements. The Council may then proceed with the following investigations and report its recommendations to the subdivider:

      1.   Check existing zoning of the tract and of abutting properties and determine whether a zoning amendment is necessary or desirable.

      2.   Determine the adequacy of existing and proposed schools, parks and other public facilities.

      3.   Determine the relationship of the site to major streets, utility systems and adjacent land uses and determine whether there are any potential problems related to topography, utilities, drainage or flooding.

      4.   Determine whether a development master plan shall be prepared and approved prior to preparation and consideration of a preliminary plat.

   C.   Development Master Plan: Whenever, in the opinion of the Council, the proposed subdivision is sufficiently large to comprise a major part of a future neighborhood, or the tract initially proposed for platting is only a part of a larger land area, the development of which is complicated by unusual topographic, utility, land use, land ownership problems or other conditions, the subdivider shall be required to prepare a development master plan for the larger area.

      1.   Preparation: The plan shall be prepared on a sheet twenty four inches by thirty two inches (24" x 32"), shall be accurate commensurate with its purpose and shall include:

         a.   General street pattern, with particular attention to the location and general alignment of collector streets and to convenient circulation throughout the neighborhood.

         b.   General location and size of school, park and other public facility sites.

         c.   Location of shopping center, multi-family residential and other proposed land uses.

         d.   Methods proposed for sewage disposal, water supply and storm drainage.

      2.   Approval: When the plan has been approved by the Council, it shall constitute the general design approach to be followed in the preparation of all preliminary plats within its limits. If development is proposed to take place in several stages, the plan shall be submitted as supporting data for each preliminary plat. The plan shall be kept up to date by the subdivider as modifications occur or become necessary. (Ord. 98-09, 10-6-1998)

The preliminary plat stage includes preparation, submission, review and Council action on the preliminary plat.

   A.   Zoning Amendments: The preliminary plat shall be designed to meet the specific requirements of the zoning district in which it is located; however, in the event that an amendment 1 of zoning is necessary, an application for such amendment shall be submitted and processed in conjunction with the preliminary plat. The Council shall not proceed with processing of the plat unless and until said application is submitted. The application for zoning amendment should be heard by the Council at the same meeting as the preliminary plat but shall be acted upon separately. When a preliminary plat constitutes only one unit of a larger development intended for progressive platting, zoning amendment shall usually be limited to the area contained in and abutting the initial plat. In any event, any required zoning amendment shall have been approved by the Council prior to the preliminary plat approval. Zoning amendments must conform with the General Plan as adopted or amended by the City Council.

   B.   Water And Sewer; Garbage Disposal: As a prerequisite of preliminary plat review by the Council, the subdivider shall have informed the Council, Health Department and the City Manager of his tentative plans and shall provide adequate information to determine the general requirements for sewage disposal, water supply, storm drainage and garbage as applied to the subject tract.

   C.   Submission Of Preliminary Plat:

      1.   Information Required:

         a.   Form And Scale: Preliminary plat information hereinafter required shall be shown graphically on one or more plan sheets with written data either entered directly thereon or attached thereto. All mapped data for the same plat shall be drawn at the same standard engineering scale, such scale having not more than one hundred feet (100') to the inch. Whenever practicable, the plan scale shall be selected to produce an overall sheet measuring twenty four inches by thirty two inches (24" x 32").

         b.   Identification Data:

            (1)   Proposed subdivision name, location and section, township and range, reference by dimension and bearing to a section corner or quarter-section corner.

            (2)   Name, address and phone number of subdivider.

            (3)   Name, address and phone number of engineer or surveyor preparing plat, together with the registration number issued to such engineer or surveyor by Nevada Registering Board.

            (4)   Scale, north point and date of preparation including dates of any subsequent revisions.

            (5)   A small-scale location map showing the relationship of the tract to existing community facilities which serve or influence it, including arterial streets, railroads, shopping centers, parks and playgrounds and churches.

            (6)   Legal description defining the boundaries of the subdivision.

         c.   Existing Conditions Data:

            (1)   Topographs by two foot (2') contour intervals related to USGS survey datum shown on the same map as the proposed subdivision layout. Topographic data shall be adequate to show the character and drainage of the land.

            (2)   Location of water wells, streams, private ditches, washes and other water features, including direction of flow; location and extent of areas subject to frequent periodic or occasional inundation.

            (3)   Within or adjacent to the tract, the location, widths and names of all platted streets, railroads, utility rights of way of public record, public areas, permanent structures to remain and Municipal corporation lines.

            (4)   Name, book and page numbers of all recorded plats abutting the tract or across a boundary street from the tract.

            (5)   Existing zoning classification of the tract and adjacent properties.

            (6)   Dimensions of all tract boundaries; gross and net acreage of tract.

         d.   Proposed Conditions Data:

            (1)   Street layout, including location and width of streets, alleys, pedestrianways and easements, including connections to adjoining platted subdivisions and through unsubdivided tracts, proposed names of all streets and approximate grade of all rights of way.

            (2)   Lot layout, including dimensions of typical lots and the dimensions of all corner lots and lots on street curves; each lot numbered consecutively; total number of lots.

            (3)   Location, width and proposed use of easement.

            (4)   Location, extent and proposed use of all land to be dedicated or reserved for public use, including school sites or parks.

            (5)   Location and boundary of all proposed zoning districts.

            (6)   Draft of proposed deed restrictions.

         e.   Proposed Utility Methods:

            (1)   Sewage Disposal: It shall be the responsibility of the subdivider to furnish information as to design for sewage disposal connecting to the City's system.

            (2)   Water Supply: Evidence of adequate volume and quality satisfactory to the City Manager from the City's system.

            (3)   Storm Drainage: Preliminary drainage calculations and layout of proposed storm drainage system, including locations of outlets, shall be submitted.

            (4)   Telephone, Power, Gas, Television: Design and location shall be shown.

      2.   Filing Copies Of Plat: Six (6) copies of the preliminary plat and any required supporting data, prepared in accordance with requirements of this Title, shall be filed with the Council at least fourteen (14) days prior to the Council meeting at which the subdivider desires to be heard. Scheduling of the case for Council hearing shall be dependent upon submission of adequate data and completion of processing. If additional copies of the submittal are needed for proper review of the proposal, they shall be furnished by the subdivider.

      3.   Acceptance Or Rejection: The submittal shall be checked by the Council for completeness and, if it meets with all requirements of subsection C1 of this Section, it shall be assigned a file number; if incomplete, it shall be rejected and the subdivider notified as to its deficiencies.

      4.   Filing Fee: The subdivider shall, at the time of filing, pay to the City Clerk a filing fee based upon the number of lots in the plat. The filing fee shall also cover filing of any amended or revised preliminary plat which may be processed as the same case. If preliminary approval subsequently expired prior to application for final approval, the plat shall be resubmitted for preliminary approval as a new case, and the subdivider shall pay the required fee in accordance with the adopted schedule. The fee shall be twenty five dollars ($25.00) plus two dollars ($2.00) per lot.

   D.   Preliminary Plat Review:

      1.   Distribution Of Copies: The subdivider shall distribute copies of the preliminary plat to:

         a.   The City Manager;

         b.   School District Superintendent, Board of Trustees, Elko County;

         c.   Utility companies;

         d.   Division of Water Resources, Department of Conservation and Natural Resources;

         e.   Division of Environmental Protection, Department of Conservation and Natural Resources; and

         f.   Health Department, Department of Human Resources.

      2.   Review By Council: The Council shall review the preliminary plat submitted for compliance with the provisions of this Title and the zoning requirements and shall consult with and seek the advice of appropriate City departments and agencies on any matters of design or improvement. It shall be the responsibility of the subdivider to provide any necessary data.

      3.   Modifications: In the event the Council requires modifications of the plat as submitted, the Council shall inform the subdivider and may provide him advice in overcoming deficiencies prior to Council hearing. A recommendation for modification or change may be sufficiently important to warrant postponement of Council hearing until the matter has been resolved with the subdivider.

   E.   Approval Or Disapproval Of Plat:

      1.   The Council shall consider and approve or disapprove the preliminary plat within forty five (45) days after the plat has been filed. Before approving a tentative plat, the Council shall take such action and make such findings as are not inconsistent with Nevada Revised Statutes 278.330 to 278.349. Any disapproval or conditional approval must contain a statement of the reason for that action.

      2.   If satisfied that the preliminary plat meets all requirements of this Title, the City Council may grant preliminary approval, whereupon the secretary shall note such approval on three (3) copies of the plat, return one copy to the subdivider, retain one copy in the permanent file and give one copy to the City Manager.

      3.   If the plat is generally acceptable but requires minor revision, the City Council may find conditional approval, and the required conditions and revisions shall be noted in the meeting minutes. Thereafter, at the discretion of the Council, the plat may be given preliminary approval when it has been satisfactorily revised in accordance with the Council's stated conditions.

      4.   If the plat is disapproved by the Council, any new filing of a plat for the same tract or any part thereof shall follow the aforesaid procedure and be subject to payment of a new filing fee. The subdivider may petition the Council for reconsideration based upon an error of law and/or fact by the Council. Said petition must be filed within ten (10) days of the Council's action and shall set forth, with particularly, the alleged error of law and/or fact. The petition shall be placed on the agenda for a special or regular Council meeting within twenty (20) days of the date of filing. At such meeting the Council may reconsider its actions in such manner as it sees fit or may deny reconsideration; however, no new evidence may be introduced. The concurrence of at least four (4) members of the Council shall be required to reverse or modify its previous action.

      5.   Upon preliminary approval, the subdivider shall deliver one copy of the plat to the utility companies.

      6.   Whenever any subdivider proposes to subdivide any land within one mile of the exterior boundary of the City, the County Planning Commission or governing body shall file a copy of the subdivider's tentative plat with the City Council. The City Council shall not exceed thirty (30) days' time for action on the plat and report to the governing body of the county in which the subdivision is situated. The Planning Commission or the governing body of the county shall take into consideration the report of the City Council before approving the tentative plat of any subdivision within the one mile limit.

   F.   Significance Of Preliminary Approval: Preliminary approval constitutes authorization for the subdivider to proceed with preparation of the final plat and engineering plans. Preliminary approval is based upon the following terms:

      1.   Basic conditions under which preliminary approval is granted shall not be changed prior to expiration date.

      2.   Unless the time is extended, the subdivider shall present to the Council a final map, prepared in accordance with the tentative map, for the entire area for which a tentative map has been approved, or one of a series of final maps, each covering a portion of the approved tentative map within one year or within successive one year periods after the date of approval of the tentative map by the City Council.

      3.   If the subdivider fails to record a final map for any portion of the tentative map within one year after the date of approval of the tentative map by the City Council or within one year after the date of approval by the City Council of the most recently recorded final map, all proceedings concerning the subdivision are terminated.

      4.   The City Council may grant an extension of not more than one year for the presentation of any final map after the one year period for presenting the entire final map or next successive final map has expired.

      5.   Preliminary approval does not constitute an authorization to proceed with site improvements prior to approval by the City Manager of engineering plans.

   G.   Expiration Of Preliminary Approval: If preliminary approval expires prior to filing of a request for an extension of the time given if an extension expires, the preliminary plat, if resubmitted, shall be processed as a new case and a new fee paid. If Council review of a resubmitted plat reveals no significant change from the previously approved preliminary plat, and conditions under which previous approval was granted have not changed, the filing fee shall be as set by the City Council and the resubmitted plat scheduled for hearing by the Council at its first regular scheduled meeting thereafter. (Ord. 98-09, 10-6-1998)

The final plat stage includes the final design and engineering of the subdivision and the preparation, submission, review and action on the final plat and engineering plans.

   A.   Presubmission Requirements:

      1.   Compliance With Zoning Provisions: The final plat shall meet all requirements of the zoning district in which located, and any necessary zoning amendment shall have been adopted by the City Council prior to filing of the final plat.

      2.   Preparation Of Final Plat: The final plat shall conform closely to the approved preliminary plat and be prepared in accordance with the provisions of this Title.

      3.   Easements: The final plat submittal shall include a letter signifying approval of utility easements by all public utilities involved and shall be so indicated by an affidavit on the map.

   B.   Submission Of Final Plat:

      1.   Information Required:

         a.   Form And Content: The final map shall be clearly and legibly drawn with black, waterproof India ink, upon good tracing cloth or Mylar, including affidavits, certificates and acknowledgments. Each sheet shall be twenty four inches by thirty two inches (24" x 32") in size. A marginal line shall be drawn completely around each sheet showing an entirely black margin of one inch (1") at bottom, top and right edge and two inches (2") on the left edge on the twenty four inch (24") dimension. The scale of the map shall be not less than one inch equals one hundred feet (1" = 100'). The particular number of the sheet and the total number of sheets comprising the map shall be so stated on each of the sheets, and the number in relation to each adjoining sheet shall be clearly shown. The title sheet shall contain the location of the property being divided with reference to the plat of the United States Survey. Copies of the final plat shall be reproduced in the form of blueline or blackline prints on the white background.

         b.   Identification Data:

            (1)   Name of subdivision and location by section, township, range and county.

            (2)   Name, address and registration number of the registered land surveyor preparing the plat.

            (3)   Scale, north point and date of plat preparation.

         c.   Survey Data:

            (1)   Boundaries of the tract fully balanced and closed, showing all bearings and distances, determined by an accurate survey in the field; all dimensions expressed in feet and decimals thereof.

            (2)   Any exceptions within the plat boundaries located by bearings and distances expressed in feet and decimals thereof.

            (3)   Location and description of cardinal points to which all dimensions, angles, bearings and similar data on the plat shall be referenced; the subdivision traverse shall be tied by course and distance to a section corner or quarter-section corners.

            (4)   Location and description of all physical encroachments upon the boundaries of the tract.

         d.   Descriptive Data:

            (1)   Name, right-of-way lines, courses, lengths and widths of all streets, alleys, pedestrianways and utility easements; radii, points of tangency and central angles of all curvilinear streets and alleys; radii of all rounded street line intersections.

            (2)   All drainageways, designated as such.

            (3)   All utility and public service easements, including designation whether for public access or utilities.

            (4)   Location and dimensions of all lots, parcels and exceptions.

            (5)   All residential lots shall be numbered consecutively through blocks.

            (6)   Location, dimensions, bearings, radii, arcs and central angles of boundaries of all sites to be dedicated to the public, including designation of proposed use.

            (7)   Location of all adjoining subdivisions with name, date, book and page number of recordation noted, or if unrecorded, so noted, along with names of adjoining land owners of unsubdivided property.

            (8)   Any private deed restrictions to be imposed upon the plat or any part thereof written on or attached to the plat and each copy thereof.

         e.   Dedication And Acknowledgment:

            (1)   Statement of dedication of all streets, alleys, pedestrianways and easements for public purposes by the person holding title of record, by persons holding title as vendees under land contract and by wives of such persons. If lands to be dedicated are mortgaged, the mortgagee shall also sign the plat. Dedication shall include a written description by section, township and range of the tract. If the plat contains private streets, public utilities shall be reserved the right to install and maintain utilities in such street rights of way.

            (2)   Execution of dedication acknowledged and certified by a notary public.

         f.   Additional Information:

            (1)   Where the center line has been established for any street, highway, alley or public way within an adjoining subdivision, all monuments along said street, highway, alley or public way within the proposed subdivision shall be located with reference to that center line which shall be shown on the map.

            (2)   The center line of each highway, street, alley or way within the proposed subdivision and width on each side of the center line and showing the width to be dedicated, and there shall be designated on all center lines the bearing thereof and length of each radius, central angle and length of each curve within the proposed subdivision.

            (3)   The location of monuments or other evidence formed upon the ground and used in determining the boundaries of the subdivision. If other subdivisions adjoin, the map shall show sufficient corners of such adjoining subdivisions, sufficiently identified to locate precisely the limits of the proposed subdivision.

            (4)   The length and bearing of each block line, lot line and boundary line; the length, radius and central angle of each curve and that portion of the central angle lying within each lot. Such data shall be shown in a manner satisfactory to the City Manager.

            (5)   Each City boundary line crossing or adjoining the subdivision with adequate ties to monuments set or found within the subdivision.

         g.   Check Of Requirements Of Final Map; Additional Information:

            (1)   The City Manager shall check the final map as to accuracy of dimensions, the placing of monuments, the establishment of survey records shown on said map and the conformance of said map with the preliminary map. The final map shall be accompanied by:

               (A)   A worksheet showing the closure of the exterior boundaries of the proposed subdivision and of the closure of lots and blocks therein;

               (B)   A complete set of construction plans as required by the City Manager showing typical street sections, center line and curb grades, sanitary sewer and storm drain locations and invert grades and elevations;

               (C)   Construction plans for manholes, catch basins and other appurtenant structures; and

               (D)   An estimate of quantities required to complete the improvements.

            (2)   The minimum allowable error of closure shall be one ten- thousandth. Temperature and tension correction shall be applied to all measured distances in conformance with the standards adopted by the Federal Board of Surveys and Maps in May 1925.

         h.   Required Certifications: The following certifications shall appear on the final map:

            (1)   A certificate signed and acknowledged by all parties having any record title interest in the land subdivided, consenting to the preparation and recordation of the map. A lien for State, County, Municipal or local taxes and for special assessments or beneficial interest under trust deeds or trust interests under bond indentures shall not be deemed to be an interest in land for the purpose of this subsection. Any map including territory originally patented by the United States or the State, under patent reserving interest to either or both of the entities, may be recorded under the provisions of Nevada Revised Statutes 278.010 to 278.730, inclusive, without the consent of the United States or the State thereto, or to dedications made thereon. Signatures required by this subsection of parties owning rights of way, easements or reversions which, by reason of changed conditions, long disuse or laches, appear to be no longer of practical use or value and which signatures it is impossible or impracticable to obtain may be omitted if the names of such parties and the nature of their interest is endorsed on the map, together with a reasonable statement of the circumstances preventing the procurement of such signatures.

            (2)   A certificate, signed and acknowledged as above, offering for dedication for certain specified public uses (subject to such reservations as may be contained in any such offer of dedication) those certain parcels of land which the parties desire so to dedicate. The certificate may state that any certain parcel or parcels are not offered for dedication, but a local ordinance may require, as a condition precedent to the approval of any final map, that any or all of the parcels of land shown thereon and intended for any public user shall be offered for dedication for public use except those parcels, other than streets, intended for the exclusive use of the lot owners in such subdivision, their licensees, visitors, tenants and servants.

            (3)   A certificate for execution by the Clerk of each approving governing body stating that the body approved the map and accepted or rejected, on behalf of the public, any parcels of land offered for dedication for public use in conformity with the terms of the offer of dedication.

            (4)   A certificate signed and acknowledged by all parties having any record title in the land subdivided, evidencing their grant of permanent easements for utility installations and access, as designated on the map, together with a statement approving such easements, signed by each public utility company or agency in whose favor the easements are created or whose utility services are to be required for the platted parcels.

            (5)   A certificate by the engineer or surveyor responsible for the survey and final map, which certificate must be in the following form:

            (6)   A certificate by the City Manager or City Surveyor stating that he has examined the final map, that the subdivision as shown thereon is substantially the same as it appeared on the tentative map and any approved alterations hereof, that all provisions of Nevada Revised Statutes 270.010 to 278.630, inclusive, and of any local ordinances applicable at the time of approval of the tentative map have been complied with, and that he is satisfied that the map is technically correct, and that the monuments as shown are of the character and occupy the positions indicated or that the monuments have not been set, and that a proper performance bond has been deposited guaranteeing their setting on or before a day certain. The certificate shall be dated and signed and certified by a registered land surveyor or a registered civil engineer.

            (7)   A certificate by the State Health Division reading:

            (8)   A copy of the review by the State Engineer required by subsection B1h(7) above shall be furnished to the subdivider who, in turn, shall provide a copy of such review to each purchaser of land prior to the time the sale is completed. No statement of approval or review, as required in subsection B1h(7) above, is a warranty or representation in favor of any person as to the safety or quantity of such water.

            (9)   The final subdivision map shall contain the following certificate:

            (10)   The City Council shall not approve any final map for a subdivision served by the City water system unless the subdivider has submitted plans which provide for the installation of water meters or other devices which will measure water delivered to each water user in the subdivision.

      2.   Filing Copies Of Plat: The subdivider shall file with the City Clerk the final plat and four (4) true copies thereof, together with the recordation fee, at least ten (10) days prior to the City Council meeting at which the subdivider desires to be heard.

   C.   Final Plat Review:

      1.   Upon receipt of the final plat submittal, the City Clerk shall record receipt and date of filing and transmit all copies of the final plat to the City Manager for checking the submittal for completeness. If incomplete, the filing date shall be voided and the subdivider so notified. If complete, and if the final plat substantially conforms to the approved preliminary plat, the City Manager shall transmit copies of the submittal to the following offices, who shall make known their recommendations, in writing, addressed to the City Manager. Where applicable, the Nevada Highway Department.

      2.   The City Manager or Planning Department shall assemble the recommendations of the various reviewing offices and submit the same to the City Council.

   D.   Approval And Recordation:

      1.   Upon notification from the City Manager that the plat is in order, the City Clerk shall place the case on the agenda of the next regular meeting, at which time, the City Council shall approve or deny the plat.

      2.   If the City Council denies approval of the plat for any reason whatever, such reasons shall be recorded in the minutes and the subdivider so notified. If the City Council gives final approval of the plat, the City Clerk shall transcribe upon the plat a certificate of approval signed by the Mayor and the City Clerk, first making sure that all other required certifications have been duly signed and that engineering plans have been approved by the City Manager.

      3.   The subdivider shall then cause signed prints of the plat to be provided to the City Manager, the County Recorder and the County Assessor, all at the expense of the subdivider.

      4.   The subdivider shall then record the plat in the Elko County Recorder's office and pay the recordation fee. (Ord. 98-09, 10-6-1998)

   A.   Maximum Length Of Blocks: Within the following maximums, blocks shall be as long as reasonably possible in order to achieve all possible street economy and to reduce the expense and safety hazards arising from excessive street intersections. Maximum block length, measured along the center line of the street and between intersecting street center lines, shall not exceed:

      1.   In subdivisions with lot areas averaging under one-half (1/2) acre, six hundred eighty feet (680'), exclusive of streets.

      2.   In subdivisions with lot areas averaging one-half (1/2) acre or more or where extreme topographic conditions warrant, one thousand sixty feet (1,060'), exclusive of streets.

   B.   Pedestrianways: Pedestrianways with a right-of-way width of eight feet (8') may be required where, in the opinion of the Council, they are essential for pedestrian circulation within the subdivision or access to schools, playgrounds or other community facilities. Pedestrianways may be used for utility purposes. (Ord. 98-09, 10-6-1998)

   A.   Lot Width, Depth And Area: Lot width, depth and area shall comply with requirements of the zoning requirements appropriate for the location and character of development proposed and for the type and extent of urban street and utility improvements being installed. "Urban improvements" is interpreted to mean paved and curb streets, sidewalks, local storm drainage system, public water supply and public sanitary sewage. However, where steep topography, unusual soil conditions or drainage problems exist or prevail, the Council may require increased lot width, depth and/or area exceeding the minimum requirements of the particular zoning district.

Generally, lot depths shall be at least one hundred feet (100') and widths at least sixty feet (60'); provided, however, that the Council may allow narrower widths on cul-de-sacs.

   B.   Building Setback: Minimum front and exterior side building setbacks shall conform to the applicable provisions of this Code or ordinances of the City.

   C.   Side Lot Lines: Side lot lines shall be substantially in right angles or radial to street lines, except where, in the opinion of the Council, other alignment may be justified.

   D.   Abut Public Street: Every lot shall abut a public street.

   E.   Double Frontage Lots: Double frontage lots intended for single-family residences shall be prohibited; provided, that subject to the approval of the Council, such lots may be platted abutting an arterial street so long as dwellings front on local or collector streets, and all access from the arterial street is prohibited. (Ord. 98-09, 10-6-1998)

   A.   Utilities shall be placed under ground unless a modification is approved to permit overhead utilities by the City Council and only where overhead utilities are determined acceptable by the Council.

      1.   Where alleys are platted, utility easements four feet (4') wide on each side of alleys for aerial overhang shall be provided by dedication. Where alleys are not platted, utility easements six feet (6') wide on each side of rear lot lines shall be provided and delineated on the plat. In addition, guy and anchor easements shall be provided one foot (1') wide on each side of a side lot line and thirty five feet (35') in length, measured from the rear lot line, in locations selected by the Utility Committee if such has been created, otherwise by the City Council or as required by the utility company.

      2.   Along side lot lines where required for distribution facilities, utility easements five feet (5') wide on each side of side lot lines; where service to street lighting is required, one foot (1') on each side of such lot lines or as required by the utility company.

      3.   Where all utilities are under ground:

         a.   Rear Lot Lines: Where alleys are platted, easements as required by serving utilities.

         b.   Side Lot Lines: All utility service lines, including gas, electric, telephone and street lighting, shall be channeled in easements four feet (4') wide on each side of the lot line separating pairs of lots, as required by the utilities for service.

   B.   For lots facing on curvilinear streets, alleys and easements for overhead utilities shall usually consist of a series of straight lines with points of deflection not less than one hundred twenty feet (120') apart, such points of deflection always occurring at the junction of side and rear lot lines on the side of the exterior angle; however, curvilinear easements or alleys may be employed; providing, that the minimum radii of center lines shall be not less than eight hundred feet (800'). (Ord. 98-09, 10-6-1998)