A

Accessory Structures/Buildings

An accessory structure is defined as a building detached from a principal building and customarily used with, and clearly incidental and subordinate to, the principal building or use, and ordinarily located on the same lot.

Accessory Structure handout
 

Address Display Requirements

Address Display Requirements handout
 

Address Number Change

A change of address may be requested by a property owner or developer for residential or commercial lots. This application is processed and reviewed by Community Development with a 10 business day turnaround. The application and notification fee is non-refundable. If the request is approved, the address will be officially changed and notification will be sent to all necessary parties.

Address Number Change application form
 

Addressing (Recorded Map)

After a subdivision map has been recorded, a copy of the conformed (recorded) map is submitted to Community Development for final addressing. The addressing should be complete within ten working days; there is no fee for this application. Projects that have received Early Addressing must also submit an application for final addressing. If there is a discrepancy between Early Addressing and Recorded Addressing, the applicant must either file a Certificate of Amendment or Address Number Change.

Administrative Adjustment
An Administrative Adjustment is defined as a minor deviation from otherwise applicable standards that may be approved by the Community Development Director. Applications for administrative adjustments may be submitted for the following:

1. Modifications of 10 percent or less of any zoning district setback, lot size, lot width, building coverage or height standard.
2. Alternate parking plans involving a modification of 10 percent or less of any of the off-street parking and loading standards of Sec. 19.10.1 (See Sec. 19.10.1.I.5).
3. Modifications of 10 percent or les of any of the landscaping and buffering standards of Sec. 19.10.2.

Administrative Adjustment application
 

Annexation 

Annexation application
 

Appeal of Decision
An appeal is a procedure by which a decision, interpretation, or enforcement action is brought from a lower decision-making authority to a higher authority for determination. An appeal must be filed within ten days of the decision being appealed.

Appeal of Decision application
 

Application Forms

Application Forms web page
 

B

Boundary Line Adjustment

A boundary line adjustment adjusts the ownership lines of a property, but does not alter the platted property lines.  City of Henderson City Surveyor approval is required prior to submitting the application and record of survey. Boundary Line Adjustment reviews follows the 3-2-1 review process.

Boundary Line Adjustment application form

Boundary Line Adjustment Submittal Process Checklist handout
 

Building Permits/DSC Online
Community Development is one of several city departments involved in the building permit plan review process. To check the status of a building permit, visit DSC Online and enter the building permit number.
 

Business License
Community Development performs several functions that are part of the business license application process.

Visit the Business License web page for additional information.
 

Home Occupation Permit
In order for a business license to be issued to a residential address, a home occupation permit must first be obtained from Community Development.
 

Zoning Compliance Review
The Community Development Department reviews new business license applications to verify the correct address of the business location, verify that the proposed use is compatible with the zoning district in which it is located, that it meets the requirements of the development code and conditions of approval of approved entitlement applications.
 

C
Carports 

Carports handout
 

CC&Rs (Residential)

CC&Rs (Codes, Covenants and Restrictions) are put in place by the developer of the subdivision. The City of Henderson does not enforce CC & R's. They are enforced through your Home Owner's Association (HOA). If you do not have an HOA, they are enforced through the court system.


 

Certificate of Amendment

A Certificate of Amendment application may be submitted to correct minor omissions and errors in a map such as street name spelling errors, incorrect street name suffix or unit number, and other minor adjustments as determined by the Nevada Revised Statutes.

Certificate of Amendment application form
 

Certificate of Occupancy
The Community Development Department is one of several city departments that conduct inspections for Certificate of Occupancy. All departments must sign off on the inspection before a certificate of occupancy will be issued. Community Development conducts Certificate of Occupancy inspections for the following permit types:

• Commercial and industrial shell buildings

• Commercial and industrial tenant improvements

• Sales Trailers

• Commercial accessory buildings

• Multifamily developments

Development Services Center web page
 

The OSCAR (On-Site Completion Agreement Request) process allows the Certificate of Occupancy to move forward despite incomplete non-safety related site issues (e.g., landscaping, parking, etc.).  This is a short-term process in which Community Development holding a cashiers check until the work is completed.
 

Civil Improvement Plans
The Community Development Department is one of several city departments that review civil improvement plans. To check the status of a civil improvement plan under review visit DSC Online Public Works web site.



Comprehensive Plan

Comprehensive Plan web page
Comprehensive Plan online interactive document
 

Comprehensive Plan Amendment
Comprehensive Plan Amendments, according to the Nevada Revised Statutes, shall be heard by Planning Commission and City Council on a quarterly basis. The City of Henderson also requires that a Concept Plan Review be submitted at least one filing cycle previous to the Comprehensive Plan Amendment application submittal. Applications may be filed with Community Development at any time before the specified deadline date, but will be held until the next Planning Commission meeting that has been designated for Comprehensive Plan Amendment applications.  Refer to the Filing Schedule for meeting dates designated for Comprehensive Plan Amendment applications.

Comprehensive Plan Amendment application
 

Commercial Subdivision Final Map
A commercial subdivision map is typically one commercial lot to be further divided by Deed and memorialized by Record of Survey for ownership purposes. A commercial final map is submitted with the Final Map application and follows the 3-2-1 Checklist process.
 

Concept Plan Review
The concept plan review is a courtesy review designed to provide applicants with feedback from various city departments prior to submission of a formal application. No fee is charged, no approval or denial is issued, and there is no entitlement associated with a concept plan review.

A concept plan review is required for a Comprehensive Plan Amendment application and must be submitted at least one filing cycle prior to the CPA cycle. Additionally, a concept plan review is highly recommended prior to submitting a proposal for a mixed-use project.

Concept Plan Review application
 

Conditional Use Permit
A conditional use permit is defined as a discretionary approval process for uses with unique or widely varying operating characteristics or unusual site development features.  The procedure encourages public review and evaluation of a use’s operating characteristics and site development features and is intended to ensure that proposed conditional uses will not have a significant adverse impact on surrounding uses or the community-at-large. A conditional use permit requires a public hearing before the Planning Commission, which may approve, approve with conditions, or deny the application.

View Sec. 19.2.8 of the Henderson Municipal Code
Conditional Use Permit application
 

D

Demographic Profile
An annually produced booklet containing a variety of statistics frequently requested about the city of Henderson and its residents.

Demographic Profile web page
 

Design Review

A design review is a review procedure for determining compliance with the site planning, building design, and architectural standards of the Development Code.

View Sec. 19.2.10 of the Henderson Municipal Code

Design Review application form
 

Development Application Process

Development Application Process web page
 

Development Code

Development Code web page
 

Downtown Development
Development in the downtown area is guided by downtown zoning districts. The intent of the zoning districts is to implement the goals of the Downtown Investment Strategy and to:

A. Encourage site planning, land use planning, and architectural design that create an interesting, pedestrian-friendly environment.

B. Encourage infill and redevelopment.

C. Increase commercial and residential activity and density within downtown Henderson.

D. Promote key elements of the Moderne architectural style in the Downtown Core Commercial District.

E. Allow flexibility to encourage mixed-use development where less active uses, such as residences and office space, are located on upper floors.

F. Allow flexibility to encourage redevelopment and positive improvements to existing businesses and residences.

View Sec. 19.5 of the Henderson Municipal Code
 

Drought Guidelines & Restrictions

View Sec. 13.14.090 of the Henderson Municipal Code
 

DSC Online
Log on to DSC Online to check the status of Community Development entitlement applications, building permits, building inspections, civil improvement plans and more.

 DSC Online web page
 

E

Early Addressing

The addresses of residential subdivisions are assigned after the recordation of the final map. However, if certain criteria are met, application for early addressing may be submitted to facilitate the issuance of certain building permits (model permits and perimeter block wall permits) prior to the recordation of the map. Addresses are assigned for the entire subdivision, even though only a few may be needed. In order to be eligible for early addressing, a subdivision final map must have completed the first review through all departments, and received approval of the Community Development Street Name final map review.

Early Addressing application form
 

Efficiency Lot Overlay
The purpose of the Efficiency Lot Overlay District is to encourage sensitive site planning and design in a manner that utilizes transitional housing densities of 6.1 to 10 units per acre as buffering developments between land uses of greater and/ or lesser intensity. Efficiency lots are not condominiums, but are smaller than a typical single family lot.

View Sec. 19.6.6 of the Henderson Municipal Code

 

Extension of Time
The lapse of approval time frames established by the procedures of chapter 19.2 may be extended only when all of the following conditions exist:

1. The provisions of this chapter must expressly allow the extension.

2. An extension request must be filed prior to the applicable lapse-of-approval deadline.

3. The extension request must be filed in a form and include all exhibits and fees established by the Community Development Director.

Unless otherwise stated, authority to grant extensions of time shall rest with the decision making body that granted the original approval (the one being extended).

View Sec. 19.2 of the Henderson Municipal Code
Extension of Time application form
 

F
Fee Schedule

Fee Schedule web page
 

Filing Schedule

Filing Schedule handout
 

Final Map
A commercial subdivision or a residential subdivision of five lots or more requires an approved tentative map prior to submitting a final map application. In addition to the tentative map approval, an approved drainage study and 1^st review of civil improvement plans are also required, when applicable.  Final map reviews follow the 3-2-1 review process.

Final Map application

Final Map Submittal Process Checklist handout
 

Fences & Walls (Residential)

Fences and Walls handout
 

G

GIS Maps & Data

Geographic Information Systems (GIS) maps and downloadable data web page
 

H
Handouts & Checklists

Handouts and Checklists web page
 

Hillside Overlay
The intent of the Hillside Overlay is to provide for the reasonable use of hillside areas through development regulations that address density allocation, site disturbance, re-vegetation, preservation of natural areas, slope stabilization, grading standards, and wall standards. The Hillside Checklist is available to aid applicants in determining if proposed development meets the Hillside Overlay development regulations.

View Sec. 19.6.9 of the Henderson Municipal Code
 

Home Occupation Permit
A Home Occupation Permit is required to operate a business from a residence.

Home Occupation Permit application

View Sec. 19.7.3.D of the Henderson Municipal Code
 

Home Owners Association (HOA) – Register

Register your Home Owners Association (HOA) with Neighborhood Services.

Neighborhood Services web page

I
Inspections
The Community Development Department is one of several city departments that conduct inspections for Certificate of Occupancy.
 

J, K and L

Land Division

Boundary Line Adjustment

Final Map

Parcel Map

Reversionary Map

Tentative Map
 

Landscape Maintenance District
A landscape maintenance district is defined as the sum of all legal parcels of real property containing improvements requested by the applicant to be included and maintained within the district in accordance with City of Henderson standards. For the purposes of the district, improvements refer to landscaping, public lighting, and security walls. The maintenance district property shall be shown as a common area on the final map for the residential subdivision. The ownership of the maintenance district property will be ownership in common shared by the applicant and all future owners of property within the residential subdivision.
 

Landscape Requirements

View Sec. 19.10.2 of the Henderson Municipal Code
Recommended Plant List

Shade Trees
 

Land Use
Land use determines how a piece of property is/or will be zoned. The land use is directly related to zoning of the parcel. Though zoning and land use might not coincide when a parcel is undeveloped, the land use determines what type of use is "planned" for the property.

View Land Use Plans from the Community Development web page.
 

M
Master Planned Communities

Master Planned Communities web page
 

Master Sign Plan
The intent of a master sign plan is to ensure an appropriate balance building architecture, signage, and neighborhood aesthetics.  Master Sign Plans require Planning Commission approval. Except in downtown zoning districts, a master sign plan is required for each of the following uses:

1. Gaming establishments

2. Commercial center having a single tenant with 50,000 or more square feet

3. Nonresidential developments on sites of 2 ½ acres or larger

4. Developments with six or more nonresidential occupants

5. Planned unit developments employing freestanding signs other than directional/information signs greater than 32 square feet each or wall signs in excess of 100 square feet total

6. Apartment projects of 36 units or more employing freestanding signs other than directional/informational signs greater than 32 square feet each or wall signs in excess of 100 square feet total

7. Any development whose signage requires, by Planning Commission or City Council action, coordination with its surrounding area or coordination with an approved design review

View Sec. 19.11.5 of the Henderson Municipal Code
Master Sign Plan application
 

Master Streets and Highways
All streets with right-of-ways of 80 feet and wider are indicated on the City’s Master Streets and Highways Plan.

Master Streets and Highways application

Master Streets and Highways Plan map and sections
 

Mixed Use Standards Checklist

Mixed Use Standards Checklist handout
 

Multifamily Development
Two or more dwelling units on a site that house a family unit related by blood, marriage, or adoption, or eight or fewer unrelated individuals (including resident and nonresident caregivers) living together in a single dwelling unit, with common access to and common use of all living and eating areas and all areas and facilities for the preparation and serving of food within the dwelling unit.

View Sec. 19.7.2.G of the Henderson Municipal Code
 

N
Neighborhood Association – Register
Register your Neighborhood Association with Neighborhood Services.

Neighborhood Services web page

 

Neighborhood Meeting
The City encourages developers to hold neighborhood meetings for any proposed development.  For larger or potentially contentious projects, the Community Development Department may require a neighborhood meeting to ensure input from the public.  As of 2006, State law requires a neighborhood meeting for any development that includes a Comprehensive Plan Amendment application.

 

Non-Residential Design Standards
The purpose of these standards is to ensure that the physical characteristics of proposed buildings and uses are compatible when considered in the context of the surrounding area and community as a whole. Developments should be innovative in architectural design, while enhancing the visual appearance of the city of Henderson and promoting a sense of community. They are intended to promote the design of an urban environment that is built to human scale, to encourage creativity in new developments and to foster attractive street fronts and pedestrian environments, while accommodating vehicular movement and access.

Non-Residential Design Standards Checklist
View Sec. 19.10.8 of the Henderson Municipal Code
 

O
On-Site Completion Agreement Request (OSCAR)
This is a process by which Community Development allows the Certificate of Occupancy to move forward despite incomplete non-safety related site issues (landscaping, parking).  This is a short-term process that involves Community Development holding a cashiers check.

OSCAR application
 

Open Space and Trails Plan

View the Open Space and Trails Plan web page.

 

Ownership Disclosure Form

Ownership Disclosure Form handout
 

P

Parcel Map

A parcel map is a map of four lots or less. A parcel map does not require an approved tentative map.  An approved drainage study and 1^st review of civil improvement plans are required prior to submitting a parcel map, when applicable. Parcel map reviews follow the 3-2-1 review process.

Parcel Map application

Parcel Map Submittal Process Checklist handout
 

Parking Requirements

The Off-Street Parking and Loading standards shall apply to any new development, other than legal non-conforming uses. The standards shall also apply when an existing structure is expanded or enlarged, or for a change of use that would result in a requirement for more parking or loading spaces than the existing use.

View Sec. 19.10.1 of the Henderson Municipal Code
 

Patio Covers

Patio Covers handout
 

Planned Unit Development (PUD)

The Planned Unit Development (PUD) Overlay is intended to encourage innovative land planning and site design concepts that achieve a high level of environmental sensitivity, energy efficiency, aesthetics, high-quality development, and other community goals by:

1.      Reducing or eliminating the inflexibility that sometimes results from strict application of zoning standards that were designed primarily for individual lots.

2.      Allowing greater freedom in selecting the means to provide access, light, open space, and design amenities.

3.      Promoting quality urban design and environmentally sensitive development by allowing development to take advantage of special site characteristics, locations and other uses.

4.      Requiring compliance with development standards that reflect the high level of public investment n adjoining lands.

PUDs may also be used to accommodate neo-traditional (Traditional Neighborhood Development) designs.

View Sec. 19.6.4 of the Henderson Municipal Code
 

Planning Commission

View the Planning Commission web page for additional information.
 

Political Signs

Political signs are categorized as Class-V Temporary Election signs.  A temporary election sign is an off-premises sign that advertises, promotes, supports, or opposes a candidate, issue or ballot question to be decided in a scheduled election. This definition includes city, county, and other public elections as well as elections of clubs, labor unions and other organizations not conducted by the city, county or state.

Each candidate for political office and each organization or individual supporting a position on an issue of ballot question who places a Temporary Election sign within the Henderson City Limits, must first obtain a permit to do so from the Henderson Director of Building and Safety. The purpose of the permit is to provide the Director of Building and Safety with the name and pertinent information about the campaign manager or party responsible for repair of damaged or hazardous signs, and to monitor and remove all unclaimed signs following the election. Signs placed in Henderson without benefit of the proper permit shall be removed and impounded until the proper permit is obtained.

The maximum size of a Temporary Election sign shall be 18 square feet in residential zones and 128 square feet in all other zones, except that the size restriction is waived if a candidate or group supporting a position on a ballot question employs the use of a Class-I-Off-Premises Sign.

Location

Placement in public right-of-way is not prohibited; however, no Class-V sign shall visually block any area within a street right-of-way, or block the area within 15 feet behind any street curb from a height of 32 inches above the curb to 108 inches above the curb. Where no curb exists, measurement shall be made from the edge of the traveled way.

Time Allowed; Removal

Class-V signs supporting a candidate for office may be installed after January 1st of the calendar year in which the candidate runs for public office. Class-V signs supporting a non-office ballot question may be installed only after the question is officially accepted for placement on the ballot. Each sign must be removed by the permittee upon notification by the Director of Building and Safety. If the permitee fails to make appropriate corrections in a timely manner, the Director of Building and Safety shall remove any signs in violation and shall impound those signs until the permittee can make the necessary corrections. Following the election in which the subject office, issue or ballot question is decided, all unclaimed temporary signs shall become the property of the City and shall be disposed of at the discretion of the City.

View Sec. 19.10.3 of the Henderson Municipal Code
 

Population Estimate
The population and number of dwelling units by U.S. Postal zip code for the city of Henderson. This estimate is compiled quarterly by using certificate of occupancy data for the city of Henderson, an annual occupancy survey conducted by the U.S. Postal Service, and persons per household data from the U.S. Census Bureau.

View the Demographic Profile web page for additional information.
 

Population Forecast
The projected population by U.S. Postal zip code in five year increments for the city of Henderson.  This projection is modeled using the currently adopted Land Use plan, as well as current and expected future development trends.

View the Demographic Profile web page for additional information.
 

Property Maintenance Code

The purpose of this code is to promote the life, health, safety, aesthetic, economic, and general welfare of the citizens of the City and protect neighborhoods against nuisances, blight, and deterioration. The Code establishes minimum requirements for the occupancy and maintenance of all residential and non-residential buildings, whether vacant or occupied, and the maintenance of all land, whether improved or unimproved. The Property Maintenance Code is enforced by the Department of Building and Fire Safety.

View Sec. 15.12 of the Henderson Municipal Code
 

Q and R

Recommended Plant List

A comprehensive list of trees, shrubs, and groundcovers reviewed and recommended by the City of Henderson Parks and Recreation Department. See also the list of Shade Trees recommended for use in parking areas.

 

Reversionary Map

A reversionary map reverts previously subdivided property to acreage.  City of Henderson City Surveyor approval is required prior to submitting the application and record of survey. Reversionary map reviews follow the 3-2-1 review process.

Reversionary Map application

Reversionary Map Submittal Process Checklist handout
 

Rezoning

Appropriate zoning must be in place before property can be developed. A zone change application may be submitted to request the rezoning of a property. The process takes approximately 8 weeks and includes two public hearings. To obtain additional information concerning the zoning change process, contact the Community Development Department.

Zone Change application
 

Rural Neighborhood Overlay District

The intent of this district is to preserve the rural character of the neighborhood by identifying and maintaining the density unique to each of these rural neighborhoods. These neighborhoods are generally located in areas populated by residents with common interests in more open-space lifestyles than experienced in urban neighborhoods. This overlay district includes specific development regulations intended to preserve the rural character by not requiring sidewalks, streetlights, curbs, or gutters on residential streets.

View Sec. 19.6.11 of the Henderson Municipal Code
 

S
Setbacks (Residential)

A setback refers to a line within a lot parallel to a corresponding lot line, which is established to govern the location of buildings, structures, or uses. Setbacks are measured as the distance between the nearest lot line and the foundation of a building or structure along a line at right angles to the lot