TAX INCREMENT AREAS

Nev. Rev. Stat. 278C
in effect

Nev. Rev. Stat. § 278C.010 Definitions.

Except as otherwise provided in this chapter or where the context otherwise requires, terms used or referred to in this chapter are as defined in the County Bond Law, insofar as they apply to counties, and the City Bond Law, insofar as they apply to cities, and except as otherwise provided in those laws, as defined in the Local Government Securities Law, but the definitions provided in this chapter, except where the context otherwise requires, govern the construction of this chapter.

Nev. Rev. Stat. § 278C.014 “Attainable housing project” defined.

“Attainable housing project” means any land, building or other improvement and all real and personal properties necessary in connection therewith, whether or not in existence, suitable for affordable housing.

Nev. Rev. Stat. § 278C.015 “Bond requirements” defined.

“Bond requirements” means the principal of, any prior redemption premiums due in connection with and the interest on, or other amounts due in connection with, the designated bonds or other securities, advances, loans or indebtedness.

Nev. Rev. Stat. § 278C.030 “Cost of the undertaking” defined.

“Cost of the undertaking” or any phrase of similar import, means the “cost of any project” as the latter phrase is defined in the Local Government Securities Law.

Nev. Rev. Stat. § 278C.050 “Engineer” defined.

“Engineer” means the municipal engineer or firm of engineers employed by the municipality in connection with any undertaking, any project or the exercise of any power authorized in this chapter.

Nev. Rev. Stat. § 278C.057 “Fixed guideway project” defined.

“Fixed guideway project” means any project to design, build, equip, improve or operate and maintain a fixed guideway or any portion of a fixed guideway and all appurtenances and incidentals related thereto. For the purposes of this section, “project” has the meaning ascribed to it in NRS 277A.100.

Nev. Rev. Stat. § 278C.060 “Governing body” defined.

“Governing body” means the board of county commissioners, the board of supervisors, the city council or the board of commissioners, as appropriate.

Nev. Rev. Stat. § 278C.063 “High-capacity transit” defined.

“High-capacity transit” has the meaning ascribed to it in NRS 277A.400.

Nev. Rev. Stat. § 278C.067 “High-capacity transit project” defined.

“High-capacity transit project” means any project to design, build, equip, improve or operate and maintain high-capacity transit or any portion of high-capacity transit and all appurtenances and incidentals related thereto. For the purposes of this section, “project” has the meaning ascribed to it in NRS 277A.100.

Nev. Rev. Stat. § 278C.069 “Multi-family housing project” defined.

“Multi-family housing project” means any land, building or other improvement and all real and personal properties necessary in connection therewith, whether or not in existence, suitable for a land use or zone that contains a residential building containing five or more individual dwelling units.

Nev. Rev. Stat. § 278C.075 “Natural resources project” defined.

“Natural resources project” means: 1. A drainage and flood control project; 2. A sewerage project; 3. A wastewater project; or 4. A water project.

Nev. Rev. Stat. § 278C.080 “Newspaper” defined.

“Newspaper” means a newspaper printed in the English language at least once each calendar week of general circulation in the municipality.

Nev. Rev. Stat. § 278C.090 “Posting” defined.

“Posting” means posting in three public places at or near the site of the undertaking or any project designated at least 20 days before the designated hearing or other time or event.

Nev. Rev. Stat. § 278C.100 “Publication” and “publish” defined.

“Publication” or “publish” means publication in at least one newspaper, except as otherwise expressly provided or necessarily implied in this chapter, at least once a week for 3 consecutive weeks by three weekly insertions, the first publication being at least 15 days before the designated time or event.

Nev. Rev. Stat. § 278C.105 “Rail project” defined.

“Rail project” means any railroad, railroad tracks, rail spurs and any structures or facilities necessary for freight rail service provided by a regional transportation commission pursuant to NRS 277A.283, including, without limitation, equipment, terminals, stations, platforms and other facilities necessary, useful or desirable for such a project and all property, easements, rights-of-way and other rights or interests incidental to the project.

Nev. Rev. Stat. § 278C.110 “Specially benefited zone” defined.

“Specially benefited zone” means an area which is specially benefited by an undertaking under this chapter.

Nev. Rev. Stat. § 278C.120 “Tax increment account” defined.

“Tax increment account” means a special account created pursuant to NRS 278C.220.

Nev. Rev. Stat. § 278C.130 “Tax increment area” defined.

“Tax increment area” means the area: 1. Whose boundaries are coterminous with those of a specially benefited zone established as provided in NRS 278C.150 ; 2. Specially benefited by an undertaking under this chapter; 3. Designated by ordinance as provided in NRS 278C.220 ; and 4. In which is located: (a) The taxable property the assessed valuation of which is the basis for the allocation of tax proceeds to the tax increment account pursuant to paragraph (a) of subsection 1 of NRS 278C.250 ; and (b) If the undertaking is a natural resources project or a rail project for which the municipality has received approval from the Interim Finance Committee pursuant to NRS 278C.157 : (1) The persons from which the tax on the sale or use of tangible personal property is the basis for the allocation of tax proceeds to the tax increment account pursuant to paragraph (b) of subsection 1 of NRS 278C.250 ; and (2) The employers from which the tax imposed pursuant to NRS 363A.130 and 363B.110 is the basis for the allocation of tax proceeds to the tax increment account pursuant to paragraph (c) of subsection 1 of NRS 278C.250 .

Nev. Rev. Stat. § 278C.133 “Transit-oriented development” defined.

“Transit-oriented development” means a land use or zone that includes a mix of integrated residential or commercial use types located in proximity to a fixed guideway or high-capacity transit.

Nev. Rev. Stat. § 278C.137 “Transportation project” defined.

“Transportation project” means any facilities for a municipal system of public transportation, including, without limitation, facilities for a fixed guideway, facilities for high-capacity transit, a passenger terminal, a parking facility and such other buildings, structures, improvements, furnishings and equipment related thereto.

Nev. Rev. Stat. § 278C.140 “Undertaking” defined.

“Undertaking” means any enterprise to acquire, improve or equip, or any combination thereof: 1. In the case of counties: (a) A drainage and flood control project, as defined in NRS 244A.027 ; (b) An overpass project, as defined in NRS 244A.037 ; (c) A sewerage project, as defined in NRS 244A.0505 ; (d) A street project, as defined in NRS 244A.053 ; (e) An underpass project, as defined in NRS 244A.055 ; or (f) A water project, as defined in NRS 244A.056 . 2. In the case of cities: (a) A drainage project or flood control project, as defined in NRS 268.682 ; (b) An overpass project, as defined in NRS 268.700 ; (c) A sewerage project, as defined in NRS 268.714 ; (d) A street project, as defined in NRS 268.722 ; (e) An underpass project, as defined in NRS 268.726 ; or (f) A water project, as defined in NRS 268.728 . 3. In the case of a city with respect to any tax increment area created pursuant to a cooperative agreement between the city and the Nevada System of Higher Education pursuant to NRS 278C.155 , in addition to the projects described in subsection 2: (a) A project for any other infrastructure necessary or desirable for the principal campus of the Nevada State University that is approved by the Board of Regents of the University of Nevada; or (b) An educational facility or other capital project for the principal campus of the Nevada State University that is owned by the Nevada System of Higher Education and approved by the Board of Regents of the University of Nevada. 4. In the case of a county or city with respect to any tax increment area created by an ordinance adopted pursuant to NRS 278C.157 , in addition to the projects described in subsections 1 and 2: (a) A natural resources project; or (b) A rail project. 5. In the case of a county or city with respect to any tax increment area created in accordance with the requirements set forth in NRS 278C.153 , in addition to the projects described in subsections 1 and 2: (a) An attainable housing project; (b) A fixed guideway project; (c) A high-capacity transit project; (d) A multi-family housing project; (e) A transit-oriented development; or (f) A transportation project.

Nev. Rev. Stat. § 278C.150 Designation of area; creation of special account; authority to contract with property owner for reimbursement of owner’s costs; certain property to be excluded from area.

1. Except as otherwise provided in subsections 2, 3 and 4, the governing body of a municipality, on the behalf and in the name of the municipality, may designate a tax increment area comprising any specially benefited zone within the municipality designated for the purpose of creating a special account for the payment of bonds or securities issued or loans, money advanced or indebtedness incurred to defray the cost of an undertaking, including, without limitation, the condemnation of property for an undertaking, as supplemented by the Local Government Securities Law, except as otherwise provided in this chapter. The governing body of a municipality, on behalf and in the name of the municipality, may enter into a contract with any property owner in a tax increment area agreeing to pay tax increment revenues from the tax increment account created by NRS 278C.250 to such property owner for costs incurred by such owner in connection with an undertaking. Such a contract constitutes an indebtedness of the municipality for the purposes of this chapter but is not a security for the purposes of NRS 278C.280 . 2. The right-of-way property of a railroad company that is under the jurisdiction of the Surface Transportation Board must not be included in a tax increment area unless the inclusion of the property is mutually agreed upon by the governing body and the railroad company. 3. A tax increment area may not include a property that is, at the time the boundaries of the tax increment area are created, included within a redevelopment area previously established pursuant to the laws of this State. 4. The taxable property of a tax increment area must not be included in any subsequently created tax increment area until at least 50 years after the effective date of creation of the first tax increment area in which the property was included.

Nev. Rev. Stat. § 278C.153 Creation for purposes of certain housing projects, transit-oriented development and transportation projects; location; ordinance.

1. A tax increment area comprising a specially benefited zone designated pursuant to NRS 278C.150 that is ordered for an undertaking described in subsection 5 of NRS 278C.140 , must be located: (a) In an area designated for transit-oriented development or other land use specified in the land use element of the master plan adopted by the governing body pursuant to NRS 278.150 ; and (b) Not more than one-half mile from a planned or constructed station, terminal or parking facility for a fixed guideway or high-capacity transit project. 2. In addition to the requirements of subsection 1, if a governing body of a municipality orders an undertaking described in subsection 5 of NRS 278C.140 , the governing body must ensure that the area chosen for the tax increment area comprising the specially benefited zone: (a) Addresses all relevant elements of the master plan adopted by the governing body pursuant to NRS 278.150 ; (b) Encourages transit-oriented development, redevelopment and infill development and multi-family or attainable housing projects; (c) Encourages collaboration between the municipality, other municipalities and public agencies of this State; (d) Promotes the growth and use of public transportation; and (e) Increases access to employment or educational opportunities, or both. 3. If the governing body adopts an ordinance pursuant to NRS 278C.220 to create the tax increment area and tax increment account pertaining thereto for an undertaking described in subsection 5 of NRS 278C.140 : (a) The ordinance may, if necessary, prescribe additional or conforming policies, regulations, restrictions or requirements relating to the tax increment area and undertaking, including, without limitation, any zoning regulations adopted pursuant to NRS 278.250 ; and (b) The governing body shall file with the ordinance an exhibit that addresses the determination of the governing body that the location of the tax increment area meets the requirements of subsections 1 and 2.

Nev. Rev. Stat. § 278C.155 Creation by cooperative agreement between Nevada System of Higher Education and city in which principal campus of Nevada State University is located or intended to be located.

1. A tax increment area may be created pursuant to this section by a cooperative agreement between a city in which the principal campus of the Nevada State University is located or intended to be located and the Nevada System of Higher Education, if the boundaries of the tax increment area include only land: (a) On which the principal campus of the Nevada State University is located or intended to be located; and (b) Which: (1) Consists of not more than 509 acres; (2) Was transferred by the city creating the tax increment area to the Nevada System of Higher Education for the use of the Nevada State University; (3) Has never been subject to property taxation; and (4) The Nevada System of Higher Education has agreed to continue to own for the term of the tax increment area. Ê The provisions of NRS 278C.160 , subsections 4, 6 and 7 of NRS 278C.170 , NRS 278C.220 , subsections 2 and 3 of NRS 278C.250 and paragraph (d) of subsection 6 of NRS 278C.250 do not apply to a tax increment area created pursuant to this section, but such a tax increment area is subject to the provisions of subsections 2 to 9, inclusive. 2. Whenever the governing body of a city in which the principal campus of the Nevada State University is located or intended to be located and the Board of Regents of the University of Nevada determine that the interests of the city, the Nevada System of Higher Education and the public require an undertaking, the governing body and the Board of Regents may enter into a cooperative agreement pursuant to NRS 277.080 to 277.180 , inclusive, which describes by reference to the general types of undertakings authorized pursuant to NRS 278C.140 and the undertakings proposed for the tax increment area, and which contains or refers to an exhibit filed with the clerk of the city and the Secretary of the Board of Regents which contains: (a) A statement of the last finalized amount of the assessed valuation of the real property within the boundaries of the tax increment area, which boundaries must be in compliance with subsection 1, and a statement that, based upon the records of the county treasurer, no property taxes were collected on any of that property, or on any interest therein, during the most recent year for which those records are available; and (b) A description of the tax increment area or its location, so that the various tracts of taxable real property and any taxable personal property may be identified and determined to be within or without the tax increment area, except that the description need not describe in complete detail each tract of real property proposed to be included within the tax increment area. 3. The governing body may, at any time after the effective date of a cooperative agreement entered into pursuant to this section, adopt a resolution that provisionally orders the undertakings and creation of the tax increment area. 4. The notice of the meeting required pursuant to subsection 3 of NRS 278C.170 must: (a) Describe by reference the general types of undertakings authorized pursuant to NRS 278C.140 and the undertakings proposed for the tax increment area; (b) Describe the last finalized amount of the assessed valuation of the real property within the boundaries of the tax increment area, and state that, based upon the records of the county treasurer, no property taxes were collected on any of that property, or on any interest therein, during the most recent year for which those records are available; (c) Describe the tax increment area or its location, so that the various tracts of taxable real or personal property may be identified and determined to be within or without the tax increment area; and (d) State the date, time and place of the meeting described in subsection 1 of NRS 278C.170 . 5. If, after considering all properly submitted and relevant written and oral complaints, protests, objections and other relevant comments and after considering any other relevant material, the governing body determines that the undertaking is in the public interest and defines that public interest, the governing body shall determine whether to proceed with the undertaking. If the governing body has ordered any modification to an undertaking and has determined to proceed, the governing body must consult with the Board of Regents to obtain its consent to the proposed modification. When the Board of Regents and the governing body are in agreement on the modification, if any, and a statement of the modification is filed with the clerk, if the governing body wants to proceed with the undertaking, the governing body shall adopt an ordinance in the same manner as any other ordinance: (a) Overruling all complaints, protests and objections not otherwise acted upon; (b) Ordering the undertaking; (c) Describing the tax increment area to which the undertaking pertains; and (d) Creating a tax increment account for the undertaking. 6. Money deposited in the tax increment account as described in subparagraph (2) of paragraph (a) of subsection 1 of NRS 278C.250 may be used to pay the capital costs of the undertaking directly, in addition to being used to pay the bond requirements of loans, money advanced or indebtedness incurred to finance or refinance an undertaking, and may continue to be used for those purposes until the expiration of the tax increment area pursuant to NRS 278C.300 . 7. The Board of Regents may pledge to any securities it issues under a delegation pursuant to subsection 8, or irrevocably dedicate to the city that will issue securities hereunder, any revenues of the Nevada System of Higher Education derived from the campus of the Nevada System of Higher Education whose boundaries are included in whole or in part in the tax increment area, other than revenues from state appropriations and from student fees, and subject to any covenants or restrictions in any instruments authorizing other securities. Such an irrevocable dedication must be for the term of the securities issued by the city and any securities refunding those securities and may also extend for the term of the tax increment area. 8. The city may delegate to the Board of Regents the authority to issue any security other than a general obligation security which the city is authorized to issue pursuant to this chapter, and in connection therewith, may irrevocably dedicate to the Board of Regents the revenues that are authorized pursuant to this chapter to be pledged or used to repay those securities, including, without limitation, all money in the tax increment account created pursuant to subsection 5. The irrevocable dedication of any security pursuant to this subsection must be for the term of the security issued by the Nevada System of Higher Education and any security refunding those securities and may also extend for the term of the tax increment area. 9. If the boundaries of a county school district include a tax increment area created pursuant to this section and the county school district operates a public school on property within the boundaries of that tax increment area, the county school district and the Nevada System of Higher Education shall consult with one another regarding funding for the operating costs of that public school.

Nev. Rev. Stat. § 278C.157 Creation for purpose of certain rail projects or natural resources project; provisions for allocation of proceeds of certain taxes, issuance of certain securities or contracting with property owner; approval by Interim Finance Committee. [Effective through June 30, 2032.]

1. A municipality may adopt an ordinance ordering an undertaking and creating the tax increment area and the tax increment account pertaining thereto pursuant to NRS 278C.220 which includes provisions for: (a) The allocation of the proceeds of any tax on the sale or use of tangible personal property to the tax increment account of the proposed tax increment area pursuant to paragraph (b) of subsection 1 of NRS 278C.250 ; (b) The allocation of the proceeds of any tax imposed pursuant to NRS 363A.130 and 363B.110 to the tax increment account of the proposed tax increment area pursuant to paragraph (c) of subsection 1 of NRS 278C.250 ; (c) The issuance of municipal securities and revenue securities described in paragraph (f) of subsection 1 of NRS 278C.280 ; or (d) Making a contract with any property owner in a tax increment area agreeing to pay tax increment revenues from the tax increment account created by NRS 278C.250 to the property owner to reimburse the owner for costs incurred by the owner in connection with an undertaking, which contract constitutes an indebtedness of the municipality for the purposes of this chapter but is not a security for the purposes of NRS 278C.280 , Ê only for an undertaking that is a rail project in relation to a qualified project or a natural resources project, and only after approval by the Interim Finance Committee of a written request submitted by the municipality. 2. The Interim Finance Committee may approve a request submitted pursuant to this section only if the Interim Finance Committee determines that approval of the request: (a) Will not impede the ability of the Legislature to carry out its duty to provide for an annual tax sufficient to defray the estimated expenses of the State for each fiscal year as set forth in Article 9, Section 2 of the Nevada Constitution; and (b) Will not threaten the protection and preservation of the property and natural resources of the State of Nevada. 3. A request submitted pursuant to this section must include any information required by the Interim Finance Committee. 4. As used in this section, “qualified project” has the meaning ascribed to it in NRS 360.888 or 360.940 .

Nev. Rev. Stat. § 278C.159 Agreement between municipalities for ordering undertaking and creating tax increment area; authority to take joint action, enter contracts and finance cost of undertaking.

1. The governing bodies of two or more municipalities whose boundaries are contiguous may enter into an interlocal or cooperative agreement for the ordering of an undertaking whose boundaries encompass all or part of each municipality and the creation of the tax increment area and the tax increment account pertaining thereto. A tax increment area created pursuant to this section must be administered as provided in the interlocal or cooperative agreement, notwithstanding any provision of this chapter to the contrary. 2. If the governing bodies of two or more municipalities enter into an interlocal or cooperative agreement pursuant to subsection 1, the governing bodies may, in accordance with the procedures set forth in the interlocal or cooperative agreement: (a) Jointly take any action required to be taken by a governing body for the creation of a district by the governing body pursuant to NRS 278C.160 , 278C.170 , 278C.180 , 278C.210 , 278C.220 , 278C.230 , 278C.270 and 278C.280 , except that each governing body must adopt an ordinance pursuant to NRS 278C.220 in order to create the tax increment area; (b) Enter into contracts for the undertaking; and (c) Issue bonds or otherwise finance the cost of the undertaking.

Nev. Rev. Stat. § 278C.160 Provisional order: Procedure.

1. Whenever the governing body of a municipality is of the opinion that the interests of the municipality and the public require an undertaking, the governing body, by resolution, shall direct the engineer to prepare: (a) Preliminary plans and a preliminary estimate of the cost of the undertaking, including, without limitation, all estimated financing costs to be capitalized with the proceeds of the securities issued by the municipality and all other estimated incidental costs relating to the undertaking; (b) A statement of the proposed tax increment area pertaining thereto, including: (1) The last finalized amount of the assessed valuation of the taxable property in such area, and the amount of taxes, including in such amount the sum of any unpaid taxes, whether or not delinquent, resulting from the last taxation of the property, based upon the records of the county assessor and the county treasurer; and (2) If the undertaking is a natural resources project or a rail project for which the municipality has received approval from the Interim Finance Committee pursuant to NRS 278C.157 : (I) The total amount of taxes imposed on the sale or use of tangible personal property in such area in the immediately preceding fiscal year, based upon the records of the Department of Taxation; and (II) The total amount of taxes imposed pursuant to NRS 363A.130 and 363B.110 on employers in such area in the immediately preceding fiscal year, based upon the records of the Department of Taxation; and (c) A statement of the estimated amount of the tax proceeds to be credited annually to the tax increment account during the term of the proposed securities payable therefrom. 2. The resolution must describe the undertaking in general terms and must state: (a) What portion of the expense of the undertaking will be paid with the proceeds of securities or other allowable borrowing instruments issued by the municipality in anticipation of tax proceeds to be credited to the tax increment account and payable wholly or in part therefrom; (b) How the remaining portion of the expense of the undertaking, if any, is to be financed; and (c) The basic security and any additional security for the payment of securities or other allowable borrowing instruments of the municipality pertaining to the undertaking. 3. The resolution must designate the tax increment area or its location, so that the various tracts of taxable real property, any taxable personal property and the locations of any retailers and employers can be identified and determined to be within or without the proposed tax increment area, but need not describe in minute detail each tract of real property proposed to be included within the tax increment area. 4. The engineer shall file with the clerk the preliminary plans, estimate of costs and statements. 5. Upon the filing of the preliminary plans, estimate of costs and statements with the clerk, the governing body shall examine the preliminary plans, estimate of costs and statements, and if the governing body approves of the preliminary plans, estimate of costs and statements, it shall by resolution provisionally order the undertaking.

Nev. Rev. Stat. § 278C.170 Provisional order: Meeting; notice of meeting; comments about undertaking; modification or rescission of proceedings; restrictions on changes after provision of notice.

1. In the resolution making the provisional order, the governing body shall set a time and place for a meeting to consider the ordering of the undertaking and hear all complaints, protests, objections and other relevant comments concerning the undertaking that are made in accordance with subsection 2. The time for the meeting must be at least 20 days after the date the governing body adopts the resolution that provisionally orders the undertaking. 2. The Federal Government, the State, any public body, any natural person who resides in the municipality or owns taxable personal or real property in the municipality, any retailer or employer, if applicable, that is located within the proposed tax increment area pertaining to the undertaking, or any representative of any such natural person or entity, may submit a complaint, protest, objection or other comment about the undertaking before the governing body. If such an entity or person desires to submit a complaint, protest, objection or other comment about the undertaking for consideration by the governing body, the entity or person must: (a) File a written complaint, protest, objection or other comment about the undertaking with the clerk at least 3 days before the date of the meeting described in subsection 1; (b) Present an oral complaint, protest, objection or other comment about the undertaking to the governing body at the meeting described in subsection 1; or (c) Present the complaint, protest, objection or other comment in the manner required pursuant to paragraphs (a) and (b). 3. Notice of the meeting described in subsection 1 must be given: (a) To all persons on the list established pursuant to NRS 278C.180 , by mailing; (b) By posting; and (c) By publication. 4. The notice must: (a) Describe the undertaking and the project or projects relating thereto without mentioning minor details or incidentals; (b) State the preliminary estimate of the cost of the undertaking, including all incidental costs, as stated in the preliminary plans, estimate of costs and statements of the engineer filed with the clerk pursuant to NRS 278C.160 ; (c) Describe the proposed tax increment area pertaining to the undertaking, including: (1) The last finalized amount of the assessed valuation of the taxable property in the area, and the amount of taxes, including in such amount the sum of any unpaid taxes, whether or not delinquent, resulting from the last taxation of the property, based upon the records of the county assessor and the county treasurer; and (2) If the undertaking is a natural resources project or a rail project for which the municipality has received approval from the Interim Finance Committee pursuant to NRS 278C.157 : (I) The total amount of taxes imposed on the sale or use of tangible personal property in the area in the immediately preceding fiscal year, based upon the records of the Department of Taxation; and (II) The total amount of taxes imposed pursuant to NRS 363A.130 and 363B.110 on employers in the area in the immediately preceding fiscal year, based upon the records of the Department of Taxation; (d) State what portion of the expense of the undertaking will be paid with the proceeds of securities or other allowable borrowing instruments issued by the municipality in anticipation of tax proceeds to be credited to the tax increment account and payable wholly or in part therefrom, and state the basic security and any additional security for the payment of securities or other allowable borrowing instruments of the municipality pertaining to the undertaking; (e) State how the remaining portion of the expense, if any, is to be financed; (f) State the estimated amount of the tax proceeds to be credited annually to the tax increment account pertaining to the undertaking during the term of the proposed securities or other allowable borrowing instruments payable from such proceeds, and the estimated amount of any net revenues derived annually from the operation of the project or projects pertaining to the undertaking and pledged for the payment of those securities or other allowable borrowing instruments; (g) State the estimated aggregate principal amount to be borrowed by the issuance of the securities or other allowable borrowing instruments, excluding proceeds thereof to fund or refund outstanding securities, and the estimated total bond requirements of the securities or other allowable borrowing instruments; (h) Find, determine and declare that the estimated tax proceeds to be credited to the tax increment account and any such net pledged revenues will be fully sufficient to pay the bond requirements of the securities or other allowable borrowing instruments as they become due; and (i) State the date, time and place of the meeting described in subsection 1. 5. All proceedings may be modified or rescinded wholly or in part by resolution adopted by the governing body at any time before the governing body passes the ordinance ordering the undertaking and creating the tax increment area and the tax increment account pertaining thereto pursuant to NRS 278C.220 . 6. Except as otherwise provided in this section, a public body shall not make a substantial change in the undertaking, the preliminary estimates, the proposed tax increment area or other statements relating thereto after the first publication or posting of notice or after the first mailing of notice to the property owners, whichever occurs first, without additional notice and a hearing pursuant to this section. A public body may delete a portion of the undertaking and property from the proposed tax increment area without notice and a hearing pursuant to this section. A subsequent final determination of the amount of assessed valuation of taxable property in the tax increment area or a subsequent levy or imposition of taxes does not adversely affect proceedings taken pursuant to this chapter. 7. The engineer may make minor changes in and develop the undertaking as to the time, plans and materials entering into the undertaking at any time before its completion. Any minor changes authorized by this subsection must be made a matter of public record at a public meeting of the governing body.

Nev. Rev. Stat. § 278C.180 List of residents, retailers and employers within proposed area; mailing of notice; verification of mailing.

1. The governing body shall cause to be created a list of the names and addresses of all: (a) Persons who reside within a proposed tax increment area and who own taxable property within a proposed tax increment area; and (b) If the undertaking is a natural resources project or a rail project for which the municipality has received approval from the Interim Finance Committee pursuant to NRS 278C.157 : (1) Retailers located within a proposed tax increment area; and (2) Employers located within a proposed tax increment area. Ê The names and addresses for the list may be obtained from the records of the county assessor, the Department of Taxation or from such other sources as the clerk or the engineer deems available. A list of such names and addresses pertaining to any tax increment area may be revised from time to time, but must be revised at least once every 12 months if the list is needed for a period longer than 12 months. 2. If notice is required to be mailed pursuant to this chapter, the notice must be sent by prepaid, first-class mail, to the last known address of the person to whom the notice is being sent. 3. The mailing of any notice required in this chapter must be verified by the affidavit or certificate of the engineer, clerk, deputy or other person mailing the notice. Each verification of mailing must be filed with the clerk and be retained in the records of the municipality at least until all bonds and any other securities pertaining to a tax increment account have been paid in full, or any claim is barred by a statute of limitations. 4. A verification of mailing is prima facie evidence of the mailing of the notice in accordance with the requirements of this section.

Nev. Rev. Stat. § 278C.190 Verification of posting of notice.

1. The posting of any notice required in this chapter must be verified by the affidavit or certificate of the engineer, clerk, deputy or other person posting the notice. Each verification of posting must be filed with the clerk and must be retained in the records of the municipality at least until the bonds and other securities pertaining to a tax increment account have been paid in full and until any claim is barred by a statute of limitations. 2. A verification of posting is prima facie evidence of the posting of the notice in accordance with the requirements of this section.

Nev. Rev. Stat. § 278C.200 Publication of notice; verification of publication.

1. Any notice required to be published pursuant to this chapter must be published in a newspaper of general circulation within the area of the tax increment area about which the notice relates at least once a week for 3 consecutive weeks. The first publication must be at least 15 days before the designated time or event, and the last publication must be at least 14 days after the first publication. 2. Publication is complete on the day of the last publication. 3. Any publication required in this chapter must be verified by the affidavit of the person who publishes the notice. Each verification of publication must be filed with the clerk and must be retained in the records of the municipality at least until all the bonds and any other securities pertaining to a tax increment account have been paid in full, or any claim is barred by a statute of limitations. 4. A verification of publication is prima facie evidence of the publication of the notice in accordance with the requirements of this section.

Nev. Rev. Stat. § 278C.210 Actions at hearing; resolutions; complaint, protest or objection of proceedings.

1. At the time and place of the hearing, the governing body shall cause to be read and consider all written complaints, protests, objections and other relevant comments made in accordance with NRS 278C.170 and hear all oral complaints, protests, objections and other relevant comments made pursuant to that section. 2. After considering all written and oral complaints, protests, objections and other relevant comments that were properly submitted and after considering any other relevant material put forth, if the governing body determines that the undertaking, or a part thereof, is not in the public interest: (a) The governing body, by resolution, shall make an order which states that the undertaking or a part of the undertaking, as appropriate, is not in the public interest and which states the reasons that the undertaking, or part of the undertaking, is not in the public interest; (b) The public body may, by resolution and in accordance with the notice and hearing requirements of this chapter, modify the proposed tax increment area or undertaking to conform to the order; and (c) The undertaking or part of the undertaking, as appropriate, must be stopped until the governing body adopts a new resolution for the undertaking which conforms to the order. 3. Any complaint, protest or objection to the regularity, validity and correctness of the proceedings taken and the documents made before the date of the hearing is waived unless presented in the manner specified in this chapter.

Nev. Rev. Stat. § 278C.220 Procedure after hearing; modification of plans; adoption of ordinance creating area.

1. If, after considering all written and oral complaints, protests, objections and other relevant comments that were properly submitted and after considering any other relevant material put forth, the governing body determines that the undertaking is in the public interest and defines that public interest, the governing body shall determine whether to proceed with the undertaking. If the governing body has ordered any modification to an undertaking and desires to proceed, it shall direct the engineer to modify the plans, estimate of costs and statements, as appropriate. 2. The engineer, if so directed, shall appropriately modify them and file the modified plans, estimate of costs and statements, as appropriate, with the clerk. 3. When the plans, estimates and statements are filed with the clerk and are satisfactory to the governing body, if the governing body wants to proceed with the undertaking, the governing body shall, by ordinance: (a) Overrule all complaints, protests and objections not otherwise acted upon; (b) Order the undertaking; (c) Describe the tax increment area pertaining to the undertaking; and (d) Create the tax increment account for the undertaking. 4. The governing body must adopt the ordinance in the same manner as a regular ordinance.

Nev. Rev. Stat. § 278C.230 Amendment of ordinance creating area; notice to be provided to certain owners of tracts of land; amount of taxes to be allocated must be computed separately for original area and each addition of land thereto.

1. The governing body may amend an ordinance adopted pursuant to NRS 278C.220 by adopting a supplemental ordinance, introduced and adopted in the same manner as a regular ordinance, to: (a) Modify the undertaking by specifying new projects or removing or modifying projects specified in the original ordinance; (b) Add areas to or remove areas from a tax increment area; and (c) Make such other changes, additions or deletions as the governing body determines will further its objectives within the tax increment area. 2. If a proposed amendment would add any area to or remove any area from a tax increment area, the governing body shall provide by mail notice of the date, time and place of the meeting at which the proposed amendment will be considered to the last known owner or owners of each tract of land proposed to be added or removed. 3. The amount of taxes to be allocated to a tax increment account pursuant to NRS 278C.250 must be computed separately for the original tax increment area and each addition of land thereto.

Nev. Rev. Stat. § 278C.240 Applicability to undertaking of provisions governing payment of prevailing wage.

The provisions of NRS 338.013 to 338.090, inclusive, apply to any construction work to be performed under any contract or other agreement related to an undertaking ordered by a governing body pursuant to this chapter. The governing body, the developer, any contractor who is awarded the contract or enters into the agreement to perform the construction work and any subcontractor who performs any portion of the construction work related to such an undertaking shall comply with the provisions of NRS 338.013 to 338.090, inclusive, in the same manner as if the governing body had undertaken the undertaking or had awarded the contract.

Nev. Rev. Stat. § 278C.250 Allocation, division and disposition of money from taxes; limitation on revenue; repayment of bond or other indebtedness.

1. After the effective date of the ordinance adopted pursuant to NRS 278C.220 : (a) Any taxes levied upon taxable property in the tax increment area each year by or for the benefit of the State, the municipality and any public body must be divided as follows: (1) That portion of the taxes that would be produced by the rate upon which the tax is levied each year by or for each of those taxing agencies upon the total sum of the assessed value of the taxable property in the tax increment area as shown upon the last equalized assessment roll used in connection with the taxation of the property by the taxing agency, must be allocated to and when collected must be paid into the funds of the respective taxing agencies as taxes by or for the taxing agencies on all other property are paid. (2) Except as otherwise provided in this section, the portion of the taxes levied each year in excess of the amount determined pursuant to subparagraph (1) must be allocated to, and when collected must be paid into, the tax increment account pertaining to the undertaking to pay the bond requirements of loans, money advanced to, or indebtedness, whether funded, refunded, assumed or otherwise, incurred by the municipality to finance or refinance, in whole or in part, the undertaking. Unless the total assessed valuation of the taxable property in the tax increment area exceeds the total assessed value of the taxable property in the area as shown by the last equalized assessment roll referred to in this subsection, all of the taxes levied and collected upon the taxable property in the area must be paid into the funds of the respective taxing agencies. When the loans, advances and indebtedness, if any, and interest thereon, have been paid, all money thereafter received from taxes upon the taxable property in the tax increment area must be paid into the funds of the respective taxing agencies as taxes on all other property are paid. (b) If the undertaking is a natural resources project or a rail project for which the municipality has received approval from the Interim Finance Committee pursuant to NRS 278C.157 , any taxes levied upon the sale or use of tangible personal property in the tax increment area each year by or for the benefit of the State, the municipality and any public body must be divided as follows: (1) That portion of the taxes that would be produced by the rate upon which the tax is levied each year by or for each of those taxing agencies upon the total sum of the sales and use of tangible personal property in the tax increment area in the fiscal year immediately preceding the effective date of the ordinance adopted pursuant to NRS 278C.220 , must be allocated to and when collected must be paid into the funds of the respective taxing agencies as taxes by or for the taxing agencies on all other sales of tangible personal property are paid. (2) Except as otherwise provided in this section, of the portion of the taxes levied each year in excess of the amount determined pursuant to subparagraph (1), 50 percent of that amount must be allocated to, and when collected must be paid into the tax increment account pertaining to the undertaking to pay the bond requirements of loans, money advanced to, or indebtedness, whether funded, refunded, assumed or otherwise, incurred by the municipality to finance or refinance, in whole or in part, the undertaking. The remaining 50 percent of that amount must be allocated to and when collected must be paid into the funds of the respective taxing agencies as taxes by or for the taxing agencies on all other sales of tangible personal property are paid. Unless the total amount of the taxes imposed on the sale and use of tangible personal property in the tax increment area exceeds the total amount of the taxes imposed on the sale and use of tangible personal property in the tax increment area in the fiscal year immediately preceding the effective date of the ordinance adopted pursuant to NRS 278C.220 , all of the taxes levied and collected upon the sale or use of tangible personal property in the tax increment area must be paid into the funds of the respective taxing agencies. When the loans, advances and indebtedness, if any, and interest thereon, have been paid, all money thereafter received from taxes upon the sale or use of tangible personal property in the tax increment area must be paid into the funds of the respective taxing agencies as taxes on all other taxes on the sale or use of tangible personal property are paid. (c) If the undertaking is a natural resources project or a rail project for which the municipality has received approval from the Interim Finance Committee pursuant to NRS 278C.157 , any taxes imposed pursuant to NRS 363A.130 or 363B.110 on employers located in the tax increment area must be divided as follows: (1) That portion of the taxes that would be produced by the rate upon which the tax is imposed each year by the Department of Taxation in the fiscal year immediately preceding the effective date of the ordinance adopted pursuant to NRS 278C.220 , must be allocated to and when collected must be paid to the Department of Taxation as all other taxes imposed pursuant to NRS 363A.130 and 363B.110 are paid. (2) Except as otherwise provided in this section, of the portion of the taxes imposed each year in excess of the amount determined pursuant to subparagraph (1), 50 percent of that amount must be allocated to, and when collected must be paid into, the tax increment account pertaining to the undertaking to pay the bond requirements of loans, money advanced to, or indebtedness, whether funded, refunded, assumed or otherwise, incurred by the municipality to finance or refinance, in whole or in part, the undertaking. The remaining 50 percent of that amount must be allocated to and when collected must be paid to the Department of Taxation as all other taxes imposed pursuant to NRS 363A.130 and 363B.110 are paid. Unless the total amount of the taxes imposed pursuant to NRS 363A.130 and 363B.110 on employers located in the tax increment area exceeds the total amount of the taxes imposed on employers located in the tax increment area in the fiscal year immediately preceding the effective date of the ordinance adopted pursuant to NRS 278C.220 , all of the taxes imposed on employers located in the tax increment area must be paid to the Department of Taxation. When the loans, advances and indebtedness, if any, and interest thereon, have been paid, all money thereafter received from taxes imposed pursuant to NRS 363A.130 or 363B.110 on employers located in the tax increment area must be paid to the Department of Taxation as all other taxes imposed pursuant to NRS 363A.130 and 363B.110 are paid. 2. Except as otherwise provided in subsection 2 of NRS 360.991 , the amount of the taxes levied each year which are paid into the tax increment account pursuant to subparagraph (2) of paragraph (a) of subsection 1, subparagraph (2) of paragraph (b) of subsection 1 and subparagraph (2) of paragraph (c) of subsection 1 must be limited by the governing body to an amount not to exceed the combined total amount required for annual debt service of or any outstanding advances of money or unfunded costs associated with the project or projects acquired, improved or equipped, or any combination thereof, as part of the undertaking. 3. Any revenues generated within the tax increment area in excess of the amount referenced in subsection 2, if any, will be paid into the funds of the respective taxing agencies in the same proportion as their base amount was distributed. 4. Except as otherwise provided in this subsection, in any fiscal year, the total revenue paid to a tax increment area pursuant to subparagraph (2) of paragraph (a) of subsection 1 in combination with the total revenue paid to any other tax increment areas and any redevelopment agencies of a municipality, other than any revenues paid to any other tax increment areas pursuant to subparagraph (2) of paragraph (b) of subsection 1 and subparagraph (2) of paragraph (c) of subsection 1, must not exceed: (a) In a county whose population is 100,000 or more or a city whose population is 150,000 or more, an amount equal to the combined tax rates of the taxing agencies for that fiscal year multiplied by 10 percent of the total assessed valuation of the municipality. (b) In a county whose population is less than 100,000 or a city whose population is less than 150,000, an amount equal to the combined tax rates of the taxing agencies for that fiscal year multiplied by 15 percent of the total assessed valuation of the municipality. Ê Notwithstanding the provisions of this subsection, if a county has a population of less than 100,000 or if a city has a population of less than 150,000 at the time the municipality issues securities for a tax increment area pursuant to NRS 278C.280 , the revenue limitation set forth in paragraph (b) must remain the revenue limitation for the tax increment area until such time as the securities issued for that tax increment area pursuant to NRS 278C.280 have been paid in full, including any securities issued to refund those securities, regardless of whether the population of the municipality reaches or exceeds 100,000 after the issuance of those securities. 5. If the revenue paid to a tax increment area must be limited pursuant to paragraph (a) or (b) of subsection 4 and the municipality has more than one redevelopment agency or tax increment area, or one of each, the municipality shall determine the allocation to each agency and area. Any revenue that would be allocated to a tax increment area but for the provisions of this section must be paid into the funds of the respective taxing agencies. 6. The portion of the taxes levied each year in excess of the amount determined pursuant to subparagraph (1) of paragraph (a) of subsection 1 which is attributable to any tax rate levied by a taxing agency: (a) To produce revenue in an amount sufficient to make annual repayments of the principal of, and the interest on, any bonded indebtedness that was approved by a majority of the registered voters within the area of the taxing agency voting upon the question, must be allocated to, and when collected must be paid into, the debt service fund of that taxing agency. (b) In excess of any tax rate of that taxing agency applicable to the last taxation of the property before the effective date of the ordinance, if that additional rate was approved by a majority of the registered voters within the area of the taxing agency voting upon the question, must be allocated to, and when collected must be paid into, the appropriate fund of that taxing agency. (c) Pursuant to NRS 387.3285 or 387.3287 , if that rate was approved by a majority of the registered voters within the area of the taxing agency voting upon the question, must be allocated to, and when collected must be paid into, the appropriate fund of that taxing agency. (d) For the support of the public schools within a county school district pursuant to NRS 387.195 , must be allocated to, and when collected must be paid into, the State Education Fund. 7. The provisions of paragraph (a) of subsection 6 include, without limitation, a tax rate approved for bonds of a county school district issued pursuant to NRS 350.020 , including, without limitation, amounts necessary for a reserve account in the debt service fund. 8. As used in this section, the term “last equalized assessment roll” means the assessment roll in existence on the 15th day of March immediately preceding the effective date of the ordinance.

Nev. Rev. Stat. § 278C.260 Limitation upon revenue from taxes ad valorem not applicable.

The allowed revenue from taxes ad valorem determined pursuant to NRS 354.59811 does not apply to tax increment areas created pursuant to this chapter.

Nev. Rev. Stat. § 278C.270 Appeal from adverse order.

The Federal Government, the State, any public body or any person filing a written complaint, protest or objection in the manner and within the time provided in NRS 278C.170, may, within 30 days after the governing body has finally passed on the complaint, protest or objection by resolution pursuant to NRS 278C.210 or by ordinance pursuant to NRS 278C.220, commence an action or suit in a court of competent jurisdiction to correct or set aside the determination, but thereafter all actions or suits attacking the validity of the proceedings are perpetually barred.

Nev. Rev. Stat. § 278C.280 Securities: Issuance; types; terms; debt limitations; net pledged revenues.

1. To defray in whole or in part the cost of any undertaking, a municipality may issue the following securities: (a) Notes; (b) Warrants; (c) Interim debentures; (d) Bonds; (e) Temporary bonds; and (f) Upon the approval of the Interim Finance Committee pursuant to NRS 278C.157 for a purpose related to natural resources, as defined in NRS 350A.090 , municipal securities and revenue securities purchased by the State Treasurer in accordance with the provisions of chapter 350A of NRS. 2. Any net revenues derived from the operation of a project acquired, improved or equipped, or any combination thereof, as part of the undertaking must be pledged for the payment of any securities issued pursuant to this section. The securities must be made payable from any such net pledged revenues as the bond requirements become due from time to time by the bond ordinance, trust indenture or other proceedings that authorize the issuance of the securities or otherwise pertain to their issuance. 3. Securities issued pursuant to this section: (a) Must be made payable from tax proceeds accounted for in the tax increment account; and (b) May, at the option of the municipality and if otherwise so authorized by law, be made payable from the taxes levied by the municipality against all taxable property within the municipality. Ê The municipality may also issue general obligation securities other than the ones authorized by this chapter that are made payable from taxes without also making the securities payable from any net pledged revenues or tax proceeds accounted for in a tax increment account, or from both of those sources of revenue. 4. Any securities payable only in the manner provided in either paragraph (a) of subsection 3 or both subsection 2 and paragraph (a) of subsection 3: (a) Are special obligations of the municipality and are not in their issuance subject to any debt limitation imposed by law; (b) While they are outstanding, do not exhaust the debt incurring power of the municipality; and (c) May be issued under the provisions of the Local Government Securities Law, except as otherwise provided in this chapter, without any compliance with the provisions of NRS 350.020 to 350.070 , inclusive, except as otherwise provided in the Local Government Securities Law, only after the issuance of municipal bonds is approved under the provisions of NRS 350.011 to 350.0165 , inclusive. 5. Any securities payable from taxes in the manner provided in paragraph (b) of subsection 3, regardless of whether they are also payable in the manner provided in paragraph (a) of subsection 3 or in both subsection 2 and paragraph (a) of subsection 3: (a) Are general obligations of the municipality and are in their issuance subject to such debt limitation; (b) While they are outstanding, do exhaust the power of the municipality to incur debt; and (c) May be issued under the provisions of the Local Government Securities Law only after the issuance of municipal bonds is approved under the provisions of: (1) NRS 350.011 to 350.0165 , inclusive; or (2) NRS 350.020 to 350.070 , inclusive, Ê except for the issuance of notes or warrants under the Local Government Securities Law that are payable out of the revenues for the current year and are not to be funded with the proceeds of interim debentures or bonds in the absence of such bond approval under the two acts designated in subparagraphs (1) and (2). 6. In the proceedings for the advancement of money, or the making of loans, or the incurrence of any indebtedness, whether funded, refunded, assumed or otherwise, by the municipality to finance or refinance, in whole or in part, the undertaking, the portion of taxes mentioned in subsection 4 of NRS 278C.250 must be irrevocably pledged for the payment of the bond requirements of the loans, advances or indebtedness. The provisions in the Local Government Securities Law pertaining to net pledged revenues are applicable to such a pledge to secure the payment of tax increment bonds.

Nev. Rev. Stat. § 278C.290 Maturation and payment of securities.

Any securities issued by a municipality for a tax increment area pursuant to this chapter must mature and be fully paid, including any interest thereon, before the expiration of the tax increment area.

Nev. Rev. Stat. § 278C.300 Expiration of area.

A tax increment area must expire not more than 30 years after the date on which the ordinance which creates the area becomes effective.

Nev. Rev. Stat. § 278C.305 Administration of area created for purpose of carrying out undertaking identified in economic development financing agreement: Authority of Office of Economic Development and Director of Office; disposition of money collected from area; modification of agreement by Director.

1. Notwithstanding any provision of this chapter to the contrary, if the governing body submits to the Office of Economic Development an economic development financing proposal described in NRS 360.989 and the Office approves the proposal and an economic development financing agreement pursuant to NRS 360.990 , any tax increment area which is or may be created for the purpose of carrying out the undertakings identified in the proposal must be administered as provided in the agreement. 2. The economic development financing agreement may provide, without limitation, that: (a) The Office of Economic Development, the Executive Director of the Office or any designee of either is authorized or required to perform any function or duty that under the provisions of this chapter would otherwise be performed by the municipality, the governing body or any officer or employee of the municipality. (b) Any money collected pursuant to this chapter must be paid, collected, deposited, distributed or remitted as provided in the agreement, notwithstanding any provision of this chapter to the contrary. (c) It may be modified at any time by the Executive Director of the Office of Economic Development, in the exercise of his or her discretion and upon approval of the Board of Economic Development.

Nev. Rev. Stat. § 278C.310 Effect of chapter.

1. This chapter, without reference to other statutes of this State, except as otherwise expressly provided in this chapter, constitutes full authority for the exercise of powers granted in this chapter. 2. No other law with regard to the exercise of any power granted in this chapter that provides for an election, requires an approval, or in any way impedes or restricts the carrying out of the acts authorized to be done applies to any acts taken under this chapter, except as provided in this chapter. 3. The powers conferred by this chapter are in addition and supplemental to, and not in substitution for, and the limitations imposed by this chapter do not affect the powers conferred by, any other law.
Source: NV Statutes (Official Site)URL: https://www.leg.state.nv.us/nrs/NRS-278C.htmlFetched: 10/4/2026

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