Step 1 | Applicant files application or request for waiver with zoning official. |
Step 2 | Zoning official determines completeness of application. |
Step 3 | Zoning official and director of public works review and act on application or request for waiver. |
Step 4 | Approved parcel maps filed with county recorder. |
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:
This map was prepared from existing information (identifying it and stating where filed or recorded), and the undersigned assumes no responsibility for the existence of monuments or correctness of other information shown on or copied from any such prior document.
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:
This document was prepared from existing information (identifying it and stating where filed and recorded) and the undersigned assumes no responsibility for the existence of monuments or correctness of other information shown on or copied from any such prior documents.
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)