reglab/housing_qa huggingface dataset:
NV Rev Stat § 271.290 (2021)
2021 Nevada Revised Statutes|Chapter 271 - Local Improvements|NRS 271.290 - Subsequent procedure after filing of petition.

  1. Except as otherwise expressly provided or necessarily implied in this section or in NRS 271.285, upon the filing of such a petition, the governing body shall proceed in the same manner as is provided for hereby where proceedings are initiated by the governing body.  2. Upon the filing of a petition for the acquisition or improvement of a neighborhood improvement project, the governing body shall hold a public hearing on the petition. At least 20 days before the public hearing, the governing body shall:  (a) Mail notice of the hearing to each owner of real property within the proposed improvement district and to each tenant who resides or owns a business located within the proposed improvement district; and  (b) Publish notice of the hearing in a newspaper of general circulation in the municipality,  describing the purpose and general location of the proposed improvement district, and the date, time and place of the proposed public hearing.  3. At the public hearing, any owner of real property or tenant who resides or owns a business located within the proposed district for a neighborhood improvement project may present, orally or in writing, the reasons why he or she believes that:  (a) The petition does not contain a sufficient number of qualified signatures; or  (b) The finding required by subsection 4 cannot reasonably be made with respect to any part of the proposed improvement district.  4. After consideration of any objections made at the hearing, and of any other information reasonably known to it, the governing body must, as a condition precedent to the initiation of the procedure for acquiring or improving a neighborhood improvement project, find that the public interest will benefit by the provision of the proposed improvements within that part of the municipality. In making this determination, the governing body shall consider the differences it finds between the municipality as a whole and the territory within and adjacent to the proposed improvement district.  (Added to NRS by 1965, 1358; A 1999, 2868; 2015, 147)
NV Rev Stat § 271.295 (2021)
2021 Nevada Revised Statutes|Chapter 271 - Local Improvements|NRS 271.295 - Combination of projects.

  1. More than one project may be combined in one improvement district when the governing body determines such projects may be combined together in an efficient and economical improvement district.  2. If in the combination of projects, they shall be separate and distinct by reason of substantial difference in their character or location, or otherwise, each such project shall be considered as a unit or quasi-improvement district for the purpose of petition, remonstrance and assessment.  3. In case of such combination, the governing body shall designate the project and area constituting each such unit, and in the absence of an arbitrary and unreasonable abuse of discretion, its determination that there is or is not such a combination and its determination of the project and area constituting each such unit shall be final and conclusive.  4. The costs of acquiring or improving each such project shall be segregated for the levy of assessments and an equitable share of the incidental costs shall be allocated to each such unit.  (Added to NRS by 1965, 1358)
NV Rev Stat § 271.296 (2021)
2021 Nevada Revised Statutes|Chapter 271 - Local Improvements|NRS 271.296 - Neighborhood improvement projects: Dissolution of improvement district.

  1. The governing body may, by resolution, dissolve an improvement district that is created for the purposes of a neighborhood improvement project if property owners whose property is assessed for a combined total of more than 50 percent of the total amount of the assessments of all the property in the improvement district submit a written petition to the governing body that requests the dissolution of the district within the period prescribed in subsection 2.  2. The dissolution of an improvement district pursuant to this section may be requested within 30 days after:  (a) The first anniversary of the date the improvement district was created; and   (b) Each subsequent anniversary thereafter.  3. As soon as practicable after the receipt of the written petition of the property owners submitted pursuant to subsection 1, the governing body shall pass a resolution of intention to dissolve the improvement district. The governing body shall give notice of a hearing on the dissolution. The notice must be provided and the hearing must be held pursuant to the requirements set forth in NRS 271.377. If the governing body determines that dissolution of the improvement district is appropriate, it shall dissolve the improvement district by resolution, effective not earlier than the 30th day after the hearing.  4. If there is indebtedness, outstanding and unpaid, incurred to accomplish any of the purposes of the improvement district, the portion of the assessment necessary to pay the indebtedness remains effective and must be continued in the following years until the debt is paid.  (Added to NRS by 1999, 2864; A 2015, 148)
NV Rev Stat § 271.297 (2021)
2021 Nevada Revised Statutes|Chapter 271 - Local Improvements|NRS 271.297 - Neighborhood improvement projects: Modification of plan or plat.

An association with which a governing body contracts pursuant to NRS 271.332 may, at any time, request that the governing body modify a plan or plat with regard to the neighborhood improvement project. Upon the written request of the association, the governing body may modify the plan or plat by ordinance after holding a hearing on the proposed modification pursuant to NRS 271.377. If the proposed modification of a plat expands the territory for assessment, a person who owns or resides within a tract which is located within the territory proposed to be added to the improvement district may file a protest pursuant to NRS 271.392 at any time before the governing body modifies the plat by ordinance. A petition is not required for a modification made pursuant to this section.  (Added to NRS by 1999, 2862; A 2015, 148)
NV Rev Stat § 271.300 (2021)
2021 Nevada Revised Statutes|Chapter 271 - Local Improvements|NRS 271.300 - Effect of estimates.

  1. Any estimate of cost required or authorized herein shall not constitute a limitation upon such cost nor a limitation upon the rights and powers of the governing body or of any officers, agents or employees of the municipality, except as herein otherwise expressly stated.  2. No assessment, however, shall exceed the amount of the estimate of maximum special benefits to the tract assessed from any project.  (Added to NRS by 1965, 1358)
NV Rev Stat § 271.306 (2021)
2021 Nevada Revised Statutes|Chapter 271 - Local Improvements|NRS 271.306 - Apportionment of assessments for irregularly shaped tracts; objections to acquisition or improvement of project.

  1. Regardless of the basis used for apportioning assessments, the amount apportioned to a wedge or V or any other irregularly shaped tract must be in proportion to the special benefits thereby derived.  2. Except as otherwise provided in subsections 3 and 4, if, within the time specified in the notice, complaints, protests and objections in writing, that is, all written remonstrances, against acquiring or improving the project proposed by initiation of the governing body are filed with the clerk, signed by the owners of tracts constituting a majority of the frontage, of the area, of the zone, or of the other basis for the computation of assessments, as the case may be, of the tracts to be assessed in the improvement district or in the assessment unit if the improvement district is divided into assessment units, the project therein must not be acquired or improved unless:  (a) The municipality pays one-half or more of the total cost of the project, other than a park project, with money derived from other than the levy of assessments; or  (b) The project constitutes not more than 2,640 feet, including intersections, remaining unimproved in any street, including an alley, between improvements already made to either side of the same street or between improvements already made to intersecting streets. In this case the governing body may on its own motion cause the intervening and unimproved part of the street to be improved. Such improvements will not be stayed or defeated or prevented by written complaints, protests and objections thereto, unless the governing body in its sole discretion, deems such written complaints, protests and objections proper to cause the improvement to be stayed or prevented.  3. Written remonstrances by the owners of tracts constituting 50 percent of the basis for the computation of assessments suffice to preclude the acquisition or improvement of a street beautification project or waterfront maintenance project.  4. Written remonstrances by the owners of tracts constituting at least one-third of the basis for the computation of assessments suffice to preclude the acquisition or improvement of a neighborhood improvement project. For the purposes of this subsection, the property of a single owner may not be counted as constituting more than 10 percent of the basis.  (Added to NRS by 1991, 1871; A 1993, 291; 1999, 856, 2871; 2015, 151; 2017, 2206)
NV Rev Stat § 271.307 (2021)
2021 Nevada Revised Statutes|Chapter 271 - Local Improvements|NRS 271.307 - Preparation of document by engineer without prior direction of governing body.

When expressly authorized by a provision of this chapter and the conditions of paragraph (a) or (b), or both, of subsection 2 of NRS 271.306 are satisfied, the engineer may prepare a document required by this chapter without the prior direction of the governing body, and the governing body may ratify the document by ordinance or resolution upon determining that the document is satisfactory. The determination of the governing body is conclusive.  (Added to NRS by 1991, 1872)
NV Rev Stat § 271.308 (2021)
2021 Nevada Revised Statutes|Chapter 271 - Local Improvements|NRS 271.308 - Emergency ordinance.

Except as otherwise provided in NRS 271.475:  1. When expressly authorized by a provision of this chapter and the conditions of paragraph (a) or (b), or both, of subsection 2 of NRS 271.306 are satisfied, an ordinance required by this chapter may be adopted or amended as if an emergency existed.  2. The governing body’s declaration, if any, in any ordinance that it is such an ordinance is conclusive in the absence of fraud or gross abuse of discretion.  3. Such an ordinance may become effective at any time when an emergency ordinance of the municipality may go into effect.  4. Such an ordinance may be adopted by an affirmative vote of not less than two-thirds of all the voting members of the governing body, excluding from any such computation any vacancy on the governing body and any member thereon who may vote only to break a tie vote.  (Added to NRS by 1991, 1871; A 1995, 390)
NV Rev Stat § 271.310 (2021)
2021 Nevada Revised Statutes|Chapter 271 - Local Improvements|NRS 271.310 - Provisional order: Hearing; determination of governing body.

  1. On the date and at the place fixed for the hearing any and all property owners interested in the project may present their views in respect to the proposed projects to the governing body. The governing body may adjourn the hearing from time to time.  2. After the hearing has been concluded, after all written complaints, protests and objections have been read and considered, and after all persons desiring to be heard in person have been heard, the governing body shall consider the arguments, if any, and any other relevant material put forth, and shall by resolution or ordinance, as the board determines, pass upon the merits of each such complaint, protest or objection.  3. If the governing body determines that it is not for the public interest that the proposed project, or a part of the project, be made, the governing body shall make an order by resolution to that effect, and thereupon the proceedings for the project, or the part of the project determined against by the order, must stop and must not be begun again until the adoption of a new resolution.  4. Any complaint, protest or objection to:  (a) The propriety of acquiring or improving or acquiring and improving the project;  (b) The estimated cost of the project;  (c) The determination concerning the portion of the cost of the project to be paid by assessments;  (d) The method used to estimate the special benefits to be derived from the project generally or by any tract in the assessment area;  (e) The basis established for apportionment of the assessments; or  (f) The regularity, validity and correctness of any other proceedings or instruments taken, adopted or made before the date of the hearing,  shall be deemed waived unless presented in writing at the time and in the manner provided by NRS 271.305.  (Added to NRS by 1965, 1361; A 1975, 845; 1991, 671)
NV Rev Stat § 271.315 (2021)
2021 Nevada Revised Statutes|Chapter 271 - Local Improvements|NRS 271.315 - Appeal from adverse order: Pleading with particularity required; judicial review limited.

  1. Any person filing a written complaint, protest or objection as provided in NRS 271.305 may, within 30 days after the governing body has finally passed on the complaint, protest or objection by resolution or ordinance as provided in subsection 2 of NRS 271.310, commence an action or suit in any court of competent jurisdiction to correct or set aside the determination, but thereafter all actions or suits attacking the validity of the proceedings and the amount of benefits are perpetually barred.  2. Any person who brings an action pursuant to this section must plead with particularity and prove the facts upon which he or she relies to establish:  (a) That the estimate of the benefits to be derived from the project or the method used to apportion the cost of the project is fraudulent, arbitrary or unsupported by substantial evidence; or  (b) That any provision of NRS 271.265 to 271.310, inclusive, or 271.800 has been violated.  Conclusory allegations of fact or law are insufficient to comply with the requirements of this subsection.  3. In any action brought pursuant to this section, judicial review of the proceedings is confined to the record before the governing body. Evidence that has not been presented to the governing body must not be considered by the court.  (Added to NRS by 1965, 1361; A 1975, 845; 1991, 667, 671; 1997, 2496)
NV Rev Stat § 271.320 (2021)
2021 Nevada Revised Statutes|Chapter 271 - Local Improvements|NRS 271.320 - Procedure after hearing; modification; division into construction units.

  1. After the hearing and after the governing body has:  (a) Disposed of all complaints, protests and objections, oral and in writing;  (b) Determined that it is not prevented from proceeding pursuant to subsection 3 or 4 of NRS 271.306; and  (c) Determined that:  (1) Either or both exceptions stated in subsection 2 of NRS 271.306 apply; or  (2) There were not filed with the clerk complaints, protests and objections in writing and signed by the owners of tracts constituting a majority of the frontage, of the area, of the zone, or of the other basis for the computation of assessments stated in the notice, of the tracts to be assessed in the improvement district or in the assessment unit, if any,  and the governing body has jurisdiction to proceed, the governing body shall determine whether to proceed with the improvement district, and with each assessment unit, if any, except as otherwise provided in this chapter.  2. Except as otherwise provided in NRS 271.640 to 271.646, inclusive, if the governing body desires to proceed and desires any modification, by motion or resolution it shall direct the engineer to prepare and present to the governing body:  (a) A revised and detailed estimate of the total cost, including, without limiting the generality of the foregoing, the cost of acquiring or improving each proposed project and of each of the incidental costs. The revised estimate does not constitute a limitation for any purpose.  (b) Full and detailed plans and specifications for each proposed project designed to permit and encourage competition among the bidders, if any project is to be acquired by construction contract.  (c) A revised map and assessment plat showing respectively the location of each project and the tracts to be assessed therefor, not including any area or project not before the governing body at a provisional order hearing.  3. That resolution, a separate resolution, or the ordinance creating the improvement district may combine or divide the proposed project or projects into suitable construction units for the purpose of letting separate and independent contracts, regardless of the extent of any project constituting an assessment unit and regardless of whether a portion or none of the cost of any project is to be defrayed other than by the levy of special assessments. Costs of unrelated projects must be segregated for assessment purposes as provided in this chapter.  (Added to NRS by 1965, 1361; A 1991, 1876; 1999, 2871; 2011, 2915)
NV Rev Stat § 271.325 (2021)
2021 Nevada Revised Statutes|Chapter 271 - Local Improvements|NRS 271.325 - Resolution of governing body; adoption and amendment of ordinance creating district; recording list of tracts and estimated assessments; overlapping boundaries of neighborhood improvement projects prohibited.

  1. When an accurate estimate of cost, full and detailed plans and specifications and map are prepared, are presented and are satisfactory to the governing body, it shall, by resolution, make a determination that:  (a) Public convenience and necessity require the creation of the district; and  (b) The creation of the district is economically sound and feasible.  This determination may be made part of the ordinance creating the district adopted pursuant to subsection 2 and is conclusive in the absence of fraud or gross abuse of discretion.  2. The governing body may, by ordinance, create the district and order the proposed project to be acquired or improved. This ordinance may be adopted and amended as if an emergency existed.  3. The ordinance must prescribe:  (a) The extent of the improvement district to be assessed, by boundaries or other brief description, and similarly of each assessment unit therein, if any.  (b) The kind and location of each project proposed, without mentioning minor details.  (c) The amount or proportion of the total cost to be defrayed by assessments, the method of levying assessments, the number of installments and the times in which the costs assessed will be payable.  (d) The character and extent of any construction units.  4. The engineer may further revise the cost, plans and specifications and map from time to time for all or any part of any project, and the ordinance may be appropriately amended. Except as otherwise provided in NRS 271.640 to 271.646, inclusive, such amendment must take place before letting any construction contract therefor and before any work being done other than by independent contract let by the municipality.  5. The ordinance, if amended, must order the work to be done as provided in this chapter.  6. Upon adoption or amendment of the ordinance, the governing body shall cause to be recorded in the office of the county recorder a certified copy of a list of the tracts to be assessed and the amount of maximum benefits estimated to be assessed against each tract in the assessment area, as shown on the assessment plat as revised and approved by the governing body pursuant to NRS 271.320. Neither the failure to record the list as provided in this subsection nor any defect or omission in the list regarding any parcel or parcels to be included within the district affects the validity of any assessment, the lien for the payment thereof or the priority of that lien.  7. The governing body may not adopt an ordinance creating or modifying the boundaries of an improvement district for a neighborhood improvement project if the boundaries of the improvement district overlap an existing improvement district created for a neighborhood improvement project.  (Added to NRS by 1965, 1362; A 1989, 255, 525; 1991, 1876; 1995, 390; 1999, 2872; 2001, 1758; 2011, 2916; 2015, 151)
NV Rev Stat § 271.330 (2021)
2021 Nevada Revised Statutes|Chapter 271 - Local Improvements|NRS 271.330 - Methods of acquisition or improvement.

  1. Any construction work for any project shall be done in any one or more of the following three ways:  (a) By independent contract.  (b) By use of municipally owned or leased equipment and municipal officers, agents and employees.  (c) By another public body or the Federal Government acquiring or improving a project or any interest therein which is herein authorized, which results in general benefits to the municipality and in special benefits to the assessable property being assessed therefor by the municipality within its boundaries.  2. Any project or any interest therein not involving construction work appertaining to a capital improvement may be acquired or improved pursuant to any appropriate contract, or otherwise, including, without limiting the generality of the foregoing, the condemnation or other acquisition of real property. In such case nothing herein in subsection 1 nor in NRS 271.335, 271.340 or 271.345 shall be applicable.  3. Notwithstanding a project herein authorized or any interest therein may not be owned by a municipality nor be directly acquired or improved, nor the costs thereof directly incurred, by a municipality, and notwithstanding the project herein authorized or any interest therein may be located on land, an easement or other interest therein, or other real property owned by the Federal Government or a public body other than the municipality, the municipality shall have the power:  (a) To acquire or improve, or both acquire and improve, or to cooperate in the acquisition or improvement of, or both the acquisition and improvement of, the project, or any interest therein, with the Federal Government or any public body (other than the municipality), pursuant to agreement between or among the municipality and such other bodies corporate and politic, so long as the project or the interest therein acquired or improved, or both acquired and improved, results in general benefits to the municipality and in special benefits to the assessable property being assessed therefor by the municipality within its boundaries.  (b) To levy special assessments on such assessable property to defray all or any part of the costs of the project or any interest therein, or to defray all or any part of the municipality’s share of such costs if all costs are not being defrayed by the municipality.  (c) To issue bonds and to exercise other powers herein granted and appertaining to such acquisition or improvement, or both.  (Added to NRS by 1965, 1362)