Expiration of Nonconforming Use and Signage Status in Reno
In the City of Reno, a nonconforming use is considered abandoned or discontinued if the activity ceases for a period of one (1) year or more. Once this one-year threshold is reached, the use loses its legal status and may only be resumed if the City of Reno Planning Commission approves a conditional use permit [Section 18.01.403(f)]. Specific regulations for the City of Reno also establish shorter abandonment periods for certain structures, such as on-premises signs, which are considered abandoned after six (6) months [Section 18.05.112].
Abandonment and Discontinuance of Land Uses
Under the City of Reno Land Development Code, nonconforming uses—which are uses that were lawfully established but no longer comply with current zoning regulations—are permitted to continue but are not encouraged to survive indefinitely. If a property owner in the City of Reno allows a nonconforming use to be discontinued for a continuous year, the right to maintain that use without a new permit is terminated [Section 18.01.403(f)].
Resumption via Conditional Use Permit
If a nonconforming use in the City of Reno has been abandoned for more than one year, the City of Reno Planning Commission must review an application for a conditional use permit before the use can be re-established. For the Planning Commission to approve the resumption, it must find that the use was at one time legally established and that its re-establishment will not damage the character or quality of the surrounding City of Reno neighborhood [Section 18.01.403(c)].
Specific Rules for Nonconforming Gaming Uses
The City of Reno applies stricter oversight to nonconforming gaming operations. If a nonconforming gaming use is abandoned for one year or more, the City of Reno City Council, rather than the Planning Commission, serves as the final deciding body for any required conditional use permit [Section 18.01.403(f)(2)].
Abandonment of Nonconforming Signage
The City of Reno Land Development Code distinguishes between general land uses and signage when determining abandonment. The timeframes for signs are often shorter or based on the lack of displayed content.
On-Premises Signs
A sign or sign structure within the City of Reno that is abandoned for six (6) months is subject to removal. Upon receiving a notice of abandonment from the City of Reno Administrator, the owner has 30 days to either remove the sign or restore it to active use [Section 18.05.112].
Off-Premises Advertising Displays (Billboards)
For permanent off-premises advertising displays (billboards) in the City of Reno, abandonment is defined as a period of one (1) year during which no advertising or message has been displayed. Once a billboard is deemed abandoned under these City of Reno standards, the right to continue the existence of the display ceases [Section 18.05.210].
Technical Standards for Abandonment in Reno
| Nonconformity Category | Period of Abandonment or Discontinuance | Resumption or Restoration Requirement |
|---|---|---|
| General Land Use | 1 year or more | Conditional Use Permit (Planning Commission) |
| Gaming Use | 1 year or more | Conditional Use Permit (City Council) |
| On-Premises Sign/Structure | 6 months | Removal or restoration within 30 days of notice |
| Off-Premises Advertising Display | 1 year (no content displayed) | Termination of legal status/existence |
Maintenance and Ownership Changes
It is important to note that a change in ownership, tenancy, or management does not constitute abandonment in the City of Reno. A nonconforming use may continue under new ownership provided the use itself remains continuous and does not exceed the one-year discontinuance limit [Section 18.01.402(d)]. Furthermore, the City of Reno encourages the routine maintenance and repair of nonconforming situations, provided these repairs do not increase the degree of the nonconformity [Section 18.01.402(c)].
Sections Cited
- Section 18.01.401, Purpose (Nonconformities)
- Section 18.01.402, Regulations Applicable to All Nonconformities
- Section 18.01.403, Nonconforming Uses
- Section 18.05.112, Removal of Abandoned On-Premises Signs
- Section 18.05.210, Abandoned Off-Premises Advertising Displays