Planning Building Code EnforcementEngineering Economic Development

Community Development Department

2020 MASTER PLAN UPDATE

Planning Building Code EnforcementEngineering Economic Development

A Master Plan is a comprehensive long-term planning document.It provides a conceptual framework to guide:

• future growth;

• development; and

• allocation of resources.

It contains:

• land use maps;

• community data;

• goals, policies; and

• strategies that drive action and development.

Planning Building Code EnforcementEngineering Economic Development

Nevada Revised Statutes (NRS) requires counties with over 45,000 residents to have a Planning Commission (NRS278.030).

NRS also requires the Planning Commission to adopt a Master Plan (NRS278.150).

The Master Plan must include specific elements (NRS278.160):• Conservation• Historic Preservation• Housing• Land Use• Public Facilities• Recreation and Open Space• Safety• Transportation

Planning Building Code EnforcementEngineering Economic Development

• The Master Plan is a general policy document and does NOT have the force of law.

• Zoning codes, adopted by ordinance to become regulations, DO have the force of law.

• The Master Plan does not include development standards (setbacks, height, parcel size, etc…)

• The Comprehensive Master Plan should offer direction for regulators and citizens to draft zoning codes that correspond with the long-term goals for the physical development of the County.

• The maps, goals, policies, and strategies in the Master Plan can be used as justification to approve development, Master Plan and zoning amendments, etc…as part of the review process per NRS and Title 15, but they CANNOT be expected to predict and accurately describe individual situations.

Planning Building Code EnforcementEngineering Economic Development

Zoning dictates allowed uses, regardless of the Master Plan designation. M-5 Auto Repair and Silver Springs General Store north and south of Idaho Ave, west of Hwy 95A, one mile south of intersection with Hwy 50

The uses are notconsistent with the MP, but permitted by zoning.

Planning Building Code EnforcementEngineering Economic Development

• The Master Plan designation of HC-MU is intended to “discourage” highway-oriented commercial development, but the owners have rights to uses allowed per Title 15 for HI-S zoning regardless of the MP.

• A zoning amendment would have to match the MP.

• NRS does not require zoning conformance with the MP.