reglab/housing_qa huggingface dataset:
NV Rev Stat § 278.243 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.243 - City or county authorized to represent own interests in certain matters if governing body has adopted master plan.

A city or county whose governing body has adopted a master plan pursuant to NRS 278.220 may represent its own interests with respect to land and appurtenant resources that are located within the city or county and are affected by policies and activities involving the use of federal land.  (Added to NRS by 1999, 1421)
NV Rev Stat § 278.246 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.246 - City or county authorized to enter into certain actions if governing body has adopted master plan.

  1. Except as otherwise provided in subsection 2, a city or county whose governing body has adopted a master plan pursuant to NRS 278.220 may:  (a) On its own initiative bring and maintain an action in its own name and on its own behalf; or  (b) Intervene on behalf of or bring and maintain an action on the relation of, any person in any meritorious case,  in any court or before any federal agency, if an action or proposed action by a federal agency or instrumentality with respect to the lands, appurtenant resources or streets that are located within the city or county impairs or tends to impair the traditional functions of the city or county or the carrying out of the master plan.  2. A city or county may not:  (a) Bring and maintain an action pursuant to subsection 1 that would request a court to grant relief that would violate a state statute;  (b) Participate in any proceeding of a federal agency pursuant to subsection 1 to request the federal agency to take any action that would violate a state statute; or  (c) Bring or maintain an action pursuant to subsection 1 on behalf of this State or as representative of the interests of this State or any of its agencies.  (Added to NRS by 1999, 1421)
NV Rev Stat § 278.262 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.262 - Hearing examiners: Power of governing body to appoint.

The governing body of any county or city may appoint as many full-time or part-time hearing examiners as are necessary or appropriate to assist the planning commission and the governing body in acting upon proposals for changes in zoning classification, zoning districts, special use permits, variances and other matters affecting zoning.  (Added to NRS by 1973, 337; A 1977, 1017; 1979, 371)
NV Rev Stat § 278.263 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.263 - Hearing examiners: Compensation; qualifications; removal.

  1. Hearing examiners appointed under the authority of NRS 278.262 are entitled to receive such compensation as is considered necessary by the governing body and shall possess qualifications similar to those of a licensed architect, attorney, engineer or a member of the American Institute of Certified Planners.  2. Hearing examiners serve at the pleasure of the governing body in accordance with any appropriate personnel ordinance or regulation.  (Added to NRS by 1973, 337; A 1995, 453)
NV Rev Stat § 278.264 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.264 - Hearing examiners: Rules of procedure.

Upon the determination of any governing body that a hearing examiner is to be employed and before any hearings are conducted utilizing his or her services, an ordinance shall be enacted setting forth rules of procedure for the processing and hearing of applications which are to be considered by a hearing examiner.  (Added to NRS by 1973, 338)
NV Rev Stat § 278.265 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.265 - Hearing examiners: Notice and hearing; duties and powers; final action on certain matters; appeal of final action.

  1. Any ordinance enacted pursuant to the provisions of NRS 278.264 must provide, in substance, the same notice of hearing and conduct of hearing safeguards required by NRS 278.315 or 278.480, whichever is applicable.  2. The governing body shall, by ordinance, set forth the duties and powers of the hearing examiner, including a statement of whether the hearing examiner may take final action on any matter assigned to the hearing examiner by the governing body.  3. Except as otherwise provided in subsection 4, the governing body may authorize the hearing examiner to take final action on matters relating to a variance, vacation, abandonment, special use permit, conditional use permit and other special exception or application specified in the ordinance.  4. The governing body shall not authorize the hearing examiner to take final action on:  (a) Matters relating to a zoning classification, zoning district or an amendment to a zoning boundary.  (b) An application for a conditional use permit that is filed pursuant to NRS 278.147.  5. An applicant or protestant may appeal any final action taken by the hearing examiner in accordance with the ordinance adopted pursuant to NRS 278.3195.  (Added to NRS by 1973, 338; A 1995, 453; 1997, 2422; 1999, 1137; 2001, 2805)
NV Rev Stat § 278.26503 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.26503 - Establishment of procedures for issuance of permit or special use permit for construction of project.

Each governing body:  1. Shall establish a process for the issuance of a permit for the construction of an aboveground utility project which is located in a corridor for the construction of aboveground utility projects identified in the master plan adopted by the planning commission or governing body.  2. Shall establish a process for the issuance of a special use permit for the construction of an aboveground utility project which is not located in a corridor for the construction of aboveground utility projects identified in the master plan adopted by the planning commission or governing body. The process adopted by the governing body must include, without limitation, provisions:  (a) Requiring the planning commission or the governing body to review each completed application at a public hearing;  (b) Requiring the applicant to provide proof satisfactory to the planning commission or the governing body that the construction of the aboveground utility project does not conflict with any existing or planned infrastructure or other utility projects; and  (c) Authorizing the planning commission or the governing body to issue or deny the issuance of a special use permit for the construction of an aboveground utility project based on the proximity of the proposed site of the aboveground utility project to any school, hospital or urban residential area with a dwelling density greater than 2 units per gross acre.  3. Shall establish a process for the issuance of a special use permit for the construction of a renewable energy generation project with a nameplate capacity of 10 megawatts or more which must include, without limitation, provisions:  (a) Establishing the required contents of an application;  (b) Establishing the criteria by which the planning commission or the governing body will evaluate an application; and  (c) Requiring the planning commission or the governing body to review each completed application at a public hearing not later than 65 days after receiving the complete application.  4. May establish an expedited process for the issuance of a permit or special use permit described in subsections 1, 2 and 3 if the governing body determines that:  (a) The project will be located in an isolated or rural area; and   (b) There is minimal risk of disturbance to residents as a result of the construction of the project.  (Added to NRS by 2013, 3214)
NV Rev Stat § 278.270 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.270 - Creation.

The governing body of any county or of any city which enacts zoning regulations under the authority of NRS 278.010 to 278.630, inclusive, may provide by ordinance for a board of adjustment.  [Part 15:110:1941; A 1955, 197] — (NRS A 1981, 164)
NV Rev Stat § 278.280 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.280 - Members: Appointment; compensation; terms; removal; vacancies.

  1. Any ordinance enacted under NRS 278.270 may provide that the board:  (a) Be composed of the members of the governing body; or  (b) Be composed of not more than seven appointed members.  2. Any ordinance providing for the appointment of members must prescribe:  (a) The manner of appointment and compensation of the members.  (b) The terms of the members, which must be arranged so that no more than two will expire each year.  3. If the members of the board are appointed, no member may hold another public office except that one member may also be a member of the planning commission.  4. Members who are appointed may be removed after a public hearing for inefficiency, neglect of duty or malfeasance of office.  5. Vacancies must be filled for the unexpired term of any member appointed whose term becomes vacant.  [Part 15:110:1941; A 1955, 197] — (NRS A 1969, 866; 1981, 165)
NV Rev Stat § 278.290 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.290 - Meetings, rules and records.

  1. Meetings of the board must be held at the call of the chair and at such other times as the board may determine. The chair, or in his or her absence the acting chair, may administer oaths and compel the attendance of witnesses. All meetings of the board must be open to the public.  2. The board shall adopt rules in accordance with the provisions of any ordinance adopted pursuant to NRS 278.010 to 278.630, inclusive.  3. The board shall keep minutes of its proceedings, showing the vote of each member upon each question, or, if absent or failing to vote, indicating such fact, and audio recordings or transcripts of its proceedings, and shall keep records of its examinations and other official actions, all of which must be filed immediately in the office of the board and, except as otherwise provided in NRS 241.035, are public records. A copy of the minutes or audio recordings must be made available to a member of the public upon request at no charge pursuant to NRS 241.035.  [Part 15:110:1941; A 1955, 197] — (NRS A 2005, 1408; 2013, 327)
NV Rev Stat § 278.300 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.300 - Powers.

  1. The board of adjustment shall have the following powers:  (a) To hear and decide appeals where it is alleged by the appellant that there is an error in any order, requirement, decision or refusal made by an administrative official or agency based on or made in the enforcement of any zoning regulation or any regulation relating to the location or soundness of structures.  (b) To hear and decide, in accordance with the provisions of any such regulation, requests for variances, or for interpretation of any map, or for decisions upon other special questions upon which the board is authorized by any such regulation to pass.  (c) Where by reason of exceptional narrowness, shallowness, or shape of a specific piece of property at the time of the enactment of the regulation, or by reason of exceptional topographic conditions or other extraordinary and exceptional situation or condition of the piece of property, the strict application of any regulation enacted under NRS 278.010 to 278.630, inclusive, would result in peculiar and exceptional practical difficulties to, or exceptional and undue hardships upon, the owner of the property, to authorize a variance from that strict application so as to relieve the difficulties or hardship, if the relief may be granted without substantial detriment to the public good, without substantial impairment of affected natural resources and without substantially impairing the intent and purpose of any ordinance or resolution.  (d) To hear and decide requests for special use permits or other special exceptions, in such cases and under such conditions as the regulations may prescribe.  2. The majority vote of the board of adjustment is necessary to reverse any order, requirement, decision or determination of any administrative official or agency, or to decide in favor of the appellant.  [17:110:1941; 1931 NCL § 5063.16] — (NRS A 1969, 734; 1973, 1244; 1979, 372; 2013, 3224)
NV Rev Stat § 278.310 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.310 - Appeals: Persons entitled to appeal to board of adjustment; procedure; appeals from decisions of board of adjustment; alternative procedure if board of adjustment has not been created.

  1. Except as otherwise provided in subsection 4, appeals to the board of adjustment may be taken by:  (a) Any person aggrieved by his or her inability to obtain a building permit, or by the decision of any administrative officer or agency based upon or made in the course of the administration or enforcement of the provisions of any zoning regulation or any regulation relating to the location or soundness of structures.  (b) Any officer, department, board or bureau of the city or county affected by the grant or refusal of a building permit or by other decision of an administrative officer or agency based on or made in the course of the administration or enforcement of the provisions of any zoning regulations.  2. Except as otherwise provided in subsection 4, the time within which an appeal must be made, and the form of other procedure relating thereto, must be as specified in the general rules provided by the governing body to govern the procedure of the board of adjustment and in the supplemental rules of procedure adopted by the board of adjustment.  3. Each governing body which has created a board of adjustment pursuant to NRS 278.270 shall adopt an ordinance providing that any person who is aggrieved by a decision of the board of adjustment regarding an appeal of an administrative decision may appeal the decision of the board of adjustment. An ordinance that a governing body is required to adopt pursuant to this subsection must either:  (a) Comply with subsection 2 of NRS 278.3195, thereby requiring the aggrieved person first to appeal the decision of the board of adjustment to the governing body; or  (b) Set forth a separate procedure which allows the aggrieved person to appeal the decision of the board of adjustment directly to the district court of the proper county by filing a petition for judicial review within 25 days after the date of filing of notice of the decision with the clerk or secretary of the board of adjustment, as provided in NRS 278.0235.  4. If the governing body has not created a board of adjustment pursuant to NRS 278.270, any person aggrieved by the decision of an administrative officer or agency, as described in subsection 1, may appeal the decision in accordance with the ordinance adopted pursuant to NRS 278.3195.  [16:110:1941; 1931 NCL § 5063.15] — (NRS A 2001, 2806)
NV Rev Stat § 278.319 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.319 - Granting of minor deviations without hearing; appeal of decision.

  1. The governing body may adopt an ordinance that authorizes the director of planning or another person or agency to grant a deviation of less than 10 percent from requirements for land use established within a zoning district without conducting a hearing. The ordinance must require an applicant for such a deviation to obtain the written consent of the owner of any real property that would be affected by the deviation.  2. If the director of planning or other authorized person or agency grants a deviation in accordance with its authority delegated pursuant to subsection 1, the director of planning or other authorized person or agency shall ensure that the deviation will not impair the purpose of the zoning district or any regulations adopted by the governing body pursuant to NRS 278.250.  3. An applicant or other aggrieved person may appeal the decision of the director of planning or other authorized person or agency in accordance with the ordinance adopted pursuant to NRS 278.3195.  (Added to NRS by 1997, 2418; A 2001, 1451, 2808, 2822)
NV Rev Stat § 278.325 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.325 - Mapping for industrial or commercial development; restriction on sale of parcel for residential use; requirements for creating boundary by conveyance.

  1. If a subdivision is proposed on land which is zoned for industrial or commercial development, neither the tentative nor the final map need show any division of the land into lots or parcels, but the streets and any other required improvements are subject to the requirements of NRS 278.010 to 278.630, inclusive.  2. No parcel of land may be sold for residential use from a subdivision whose final map does not show a division of the land into lots.  3. Except as otherwise provided in subsection 4, a boundary or line must not be created by a conveyance of a parcel from an industrial or commercial subdivision unless a professional land surveyor has surveyed the boundary or line and set the monuments. The surveyor shall file a record of the survey pursuant to the requirements set forth in NRS 625.340. Any conveyance of such a parcel must contain a legal description of the parcel that is independent of the record of survey.  4. The provisions of subsection 3 do not apply to a boundary or line that is created entirely within an existing industrial or commercial building. A certificate prepared by a professional engineer or registered architect certifying compliance with the applicable law of this State in effect at the time of the preparation of the certificate and with the building code in effect at the time the building was constructed must be attached to any document which proposes to subdivide such a building.  5. A certificate prepared pursuant to subsection 4 for a building located in a county whose population is 700,000 or more must be reviewed, approved and signed by the building official having jurisdiction over the area within which the building is situated.  (Added to NRS by 1969, 723; A 1993, 2560; 2005, 2668; 2007, 2922; 2011, 1194; 2013, 3226)
NV Rev Stat § 278.326 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.326 - Local ordinances governing improvements, mapping, accuracy, engineering and related subjects.

  1. Local subdivision ordinances shall be enacted by the governing body of every incorporated city and every county, prescribing regulations which, in addition to the provisions of NRS 278.010 to 278.630, inclusive, govern matters of improvements, mapping, accuracy, engineering and related subjects, but shall not be in conflict with NRS 278.010 to 278.630, inclusive.  2. The subdivider shall comply with the provisions of the appropriate local ordinance before the final map is approved.  [23:110:1941; 1931 NCL § 5063.22] — (NRS A 1973, 1769; 1977, 1500; 2013, 3226)
NV Rev Stat § 278.327 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.327 - Approval of map does not preclude further division.

Approval of any map pursuant to the provisions of NRS 278.010 to 278.630, inclusive, does not in itself prohibit the further division of the lots, parcels, sites, units or plots described, but any such further division shall conform to the applicable provisions of those sections.  (Added to NRS by 1975, 1562; A 1977, 1496; 2013, 3227)
NV Rev Stat § 278.328 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.328 - Final action by planning commission on tentative map and final map: Authorization; appeal.

The governing body may, by ordinance, authorize the planning commission to take final action on a tentative map and a final map. Any person aggrieved by the commission’s action may appeal the commission’s decision in accordance with the ordinance adopted pursuant to NRS 278.3195.  (Added to NRS by 1987, 658; A 1997, 2424; 2001, 2808)
NV Rev Stat § 278.329 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.329 - Relief from requirement to dedicate certain easements.

A governing body or its authorized representative may relieve a person who proposes to divide land pursuant to NRS 278.360 to 278.460, inclusive, or 278.471 to 278.4725, inclusive, from the requirement to dedicate easements to public utilities that provide gas, electric, telecommunications, water and sewer services and any video service providers pursuant to paragraph (d) or (e) of subsection 9 of NRS 278.372 or paragraph (c) or (d) of subsection 4 of NRS 278.472 if the person demonstrates to the public body or its authorized representative that there is not an essential nexus to the public purpose for the dedication and the dedication is not roughly proportional in nature and extent to the impact of the proposed development.  (Added to NRS by 2003, 2345; A 2007, 1379)
NV Rev Stat § 278.3295 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.3295 - State Environmental Commission authorized to adopt regulations related to review of tentative and final maps of subdivision.

The State Environmental Commission may adopt such regulations as may be necessary for the Division of Environmental Protection of the State Department of Conservation and Natural Resources to carry out its duties under the provisions of this section and NRS 278.335 and 278.377, including, without limitation, establishing reasonable fees for services provided by the Division. All fees collected pursuant to this section must be deposited in the account created pursuant to NRS 445A.861.  (Added to NRS by 2017, 280)
NV Rev Stat § 278.330 (2021)
2021 Nevada Revised Statutes|Chapter 278 - Planning and Zoning|NRS 278.330 - Preparation of tentative map; filing and distribution of copies; action by planning commission.

  1. The initial action in connection with the making of any subdivision is the preparation of a tentative map.  2. The subdivider shall file copies of the map with the planning commission or its designated representative, or with the clerk of the governing body if there is no planning commission, together with a filing fee in an amount determined by the governing body.  3. The commission, its designated representative, the clerk or other designated representative of the governing body or, when authorized by the governing body, the subdivider or any other appropriate agency shall distribute copies of the map and any accompanying data to all state and local agencies and persons charged with reviewing the proposed subdivision.  4. If there is no planning commission, the clerk of the governing body shall submit the tentative map to the governing body at its next regular meeting.  5. Except as otherwise provided by subsection 6, if there is a planning commission, it shall:  (a) In a county whose population is 700,000 or more, within 45 days; or  (b) In a county whose population is less than 700,000, within 60 days,  after accepting as a complete application a tentative map, recommend approval, conditional approval or disapproval of the map in a written report filed with the governing body.  6. If the governing body has authorized the planning commission to take final action on a tentative map, the planning commission shall:  (a) In a county whose population is 700,000 or more, within 45 days; or  (b) In a county whose population is less than 700,000, within 60 days,  after accepting as a complete application a tentative map, approve, conditionally approve or disapprove the tentative map in the manner provided for in NRS 278.349. The planning commission shall file its written decision with the governing body.  [21:110:1941; 1931 NCL § 5063.20] — (NRS A 1971, 1207; 1973, 1829; 1977, 647, 1496; 1979, 58; 1987, 658; 1993, 2561; 1997, 2424; 2001, 1967, 2808; 2003, 975; 2011, 1194)