City of Reno Public Hearing and Noticing Requirements for Development Applications
The City of Reno requires that most development applications, including rezonings and conditional use permits, undergo a public notification process at least 10 calendar days prior to a scheduled public hearing. Mailed notices are generally sent to all property owners within a 750-foot radius of the subject site, ensuring that a minimum of 30 unique property owners are informed [Table 8-1]. On-site posted notice is also required for these applications, with specific sign dimensions based on the size of the project area [Section 18.08.305].
Public Notice Requirements by Application Type
The City of Reno utilizes three primary methods of public notification: published notice (newspaper), written notice (mailed), and posted notice (on-site signs). The intensity of noticing depends on the specific permit or action being requested.
| Procedure Type | Published Notice | Written/Mailed Notice (Distance/Min. Recipients) | Posted Notice |
|---|---|---|---|
| Rezoning (Zoning Map Amendment) | Required | 750 feet / 30 owners | Required |
| Conditional Use Permit (CUP) | Note [1] | 750 feet / 30 owners | Required |
| Minor Conditional Use Permit | Not Required | 750 feet / 30 owners | Required |
| Major Site Plan Review | Not Required | 750 feet / 30 owners | Required |
| Minor Site Plan Review | Not Required | 750 feet / 30 owners | Required |
| Variance | Not Required | 750 feet / 30 owners | Required |
| Annexation | Required | 750 feet / 30 owners | Required |
Note [1]: Published notice for a Conditional Use Permit is required only if the project involves explosives or highly hazardous substances [Table 8-1, Note 3].
Notice Format and Timeline
The City of Reno Administrator is responsible for preparing the content of the notices, while the applicant is responsible for maintaining the physical signs on the property [Section 18.08.305].
Mailed (Written) Notice
Mailed notices must be sent via first-class mail at least 10 calendar days before the public hearing to:
- All property owners of record within 750 feet of the project boundary [Section 18.08.305].
- At least 30 separately owned parcels; if the 750-foot radius does not encompass 30 owners, the distance is expanded in 100-foot concentric circles until the minimum is reached [Section 18.08.305].
- All mobile home park tenants within the required notification area [Section 18.08.305].
- The commander of any military installation located within 3,000 feet of the site [Section 18.08.305].
Posted (On-Site) Notice
The City of Reno requires applicants to post signs on the subject property at least 10 calendar days prior to the hearing. Signs must be placed adjacent to and visible from every street abutting the property.
| Project Site Size | Minimum Sign Dimensions | Construction Requirements |
|---|---|---|
| Less than 0.5 Acre | 11 inches wide x 17 inches tall | Provided by the City, must be laminated [Section 18.08.305]. |
| 0.5 Acre or More | 3 feet wide x 4 feet tall | Mounted on 0.5-inch plywood or similar hard material; must be laminated [Section 18.08.305]. |
Published Notice
When required (such as for a City of Reno Rezoning), a notice must be published in a newspaper of general circulation at least 10 calendar days before the hearing [Section 18.08.305].
Review and Decision-Making Process
Public hearings in the City of Reno are conducted by various bodies depending on the application type.
- Planning Commission: Conducts hearings for rezonings, tentative maps, and major conditional use permits. Decisions must be rendered within 30 days of the hearing [Section 18.08.306].
- City Council: Acts as the final decision-making body for rezonings and annexations. It also serves as the appeal body for administrative decisions made by the City of Reno Administrator [Section 18.08.307].
- Hearing Examiner: Authorized to hear and decide appeals regarding the administration or enforcement of City of Reno zoning regulations [Section 18.08.905].
Neighborhood Advisory Board (NAB) Notice
For procedures identified in the City of Reno Summary Table of Review Procedures, the City must provide notice to the chair of the applicable Neighborhood Advisory Board at least 10 calendar days before the public hearing [Section 18.08.305].
Sections Cited
- Section 18.08.305, Scheduling and Notice of Public Hearings
- Section 18.08.306, Review and Decision
- Section 18.08.307, Post-Decision Actions and Limitations
- Section 18.08.503, Rezoning (Zoning Map Amendment)
- Section 18.08.602, Minor Site Plan Review
- Section 18.08.603, Major Site Plan Review
- Section 18.08.604, Minor Conditional Use Permit
- Section 18.08.605, Conditional Use Permit
- Section 18.08.905, Hearing Examiner
- Table 8-1, Summary Table of Review Procedures