Conditional Use Permits (CUP) in the City of Reno
In the City of Reno, a Conditional Use Permit (CUP) is a required authorization for land uses that possess unique operating characteristics or impacts, such as businesses operating between 11:00 p.m. and 6:00 a.m. or gaming operations located within 500 feet of residential zones. The application process requires a formal public hearing before the Reno Planning Commission, where the proposal is evaluated for neighborhood compatibility and the availability of public services. Approval is only granted if the City of Reno determines the use will not be materially detrimental to public health, safety, or welfare [Section 18.08.605].
Understanding the Conditional Use Permit (CUP)
The City of Reno utilizes the Conditional Use Permit procedure to evaluate proposed land uses that have unique or widely varying operating characteristics. This mechanism ensures that such uses are compatible with surrounding areas and that any anticipated impacts are adequately mitigated [Section 18.08.605].
Common Triggers for a CUP
A CUP is required for any principal, accessory, or temporary use designated with a "C" in the City of Reno Table of Allowed Uses [Section 18.03.206]. Additionally, the following specific activities within the City of Reno trigger a mandatory CUP:
| Activity Type | Condition Requiring a CUP |
|---|---|
| Extended Operating Hours | Most uses operating between 11:00 p.m. and 6:00 a.m. [Section 18.08.605] |
| Gaming Operations | New operations or additions within 500 feet of LLR or SF zoned property [Section 18.08.605] |
| Large Scale Gaming | Operations exceeding 80,000 square feet [Section 18.08.605] |
| Hazardous Substances | Facilities producing or storing explosives or highly hazardous substances [Section 18.08.605] |
| Nonconforming Uses | Enlargement, extension, or change of a legally established nonconforming use [Section 18.01.403] |
The Application and Review Process
The City of Reno follows a standardized "Common Review Procedure" for CUP applications, which culminates in a decision by the Reno Planning Commission.
1. Pre-Application Meeting
An applicant may request an optional pre-application meeting with City of Reno staff. This meeting allows the applicant to review submittal requirements and receive preliminary feedback on the feasibility of the project [Section 18.08.302].
2. Application Submittal
The application must be submitted by the property owner or an authorized agent to the City of Reno Administrator. It must include all required forms, the applicable filing fee, and a demonstration of compliance with City standards [Section 18.08.303].
3. Public Notification
The City of Reno requires significant public notice before a CUP hearing can occur. These requirements ensure that residents in the vicinity of the proposed project are informed.
| Notice Type | City of Reno Requirement |
|---|---|
| Mailed Notice | Sent to all owners within 750 feet of the project and a minimum of 30 nearest property owners [Table 8-1] |
| Timing | Notice must be provided at least 10 calendar days before the public hearing [Section 18.08.305] |
| Posted Notice | Signs must be placed adjacent to and visible from each street abutting the property [Section 18.08.305] |
4. Staff Review and Hearing
The City of Reno Administrator reviews the application, refers it to relevant agencies (such as the Reno Fire Department or Public Works), and prepares a staff report. This report is made available at least five days before the hearing [Section 18.08.304]. The Reno Planning Commission then holds a public hearing within 65 days of the application being deemed complete [Section 18.08.605].
Required Findings for Approval
The Reno Planning Commission cannot approve a CUP unless it makes the following specific findings based on the evidence presented:
- The proposed location is in accordance with the objectives of the City of Reno land development code and the purpose of the specific zoning district [Section 18.08.605].
- The proposed land use and design are compatible with surrounding development and consistent with applicable standards [Section 18.08.605].
- Public services and facilities are available to serve the project [Section 18.08.605].
- The use will not be materially detrimental to public health, safety, or welfare, specifically regarding noise, smoke, odor, dust, vibration, or illumination [Section 18.08.605].
Post-Decision Actions
Once the Reno Planning Commission makes a decision, it must be provided to the applicant in writing.
- Appeals: A decision by the Planning Commission may be appealed to the Reno City Council. The appeal must be filed with the City Clerk within ten working days after the filing of notice of the final action [Section 18.08.307].
- Expiration: Approval for a CUP generally expires if a building permit is not applied for within 18 months of the approval date, unless a different time limitation was established [Section 18.08.605].
- Extensions: The Administrator may extend the time limit by up to 12 months upon request, provided the applicant remains in compliance with all conditions [Section 18.08.605].
Sections Cited
- Chapter 18.01 Article 4: Nonconformities
- Chapter 18.03 Article 2: Table of Allowed Uses
- Chapter 18.08 Article 3: Common Review Procedures
- Chapter 18.08 Article 6: Development Permits
- Section 18.01.403: Nonconforming Uses
- Section 18.08.302: Pre-Application Meeting
- Section 18.08.303: Application Submittal and Handling
- Section 18.08.304: Review and Action
- Section 18.08.305: Scheduling and Notice of Public Hearings
- Section 18.08.307: Post-Decision Actions and Limitations
- Section 18.08.605: Conditional Use Permit