HL: Historic Landmark Overlay District Requirements in Reno

The HL: Historic Landmark overlay district in the City of Reno applies to properties listed on the City Register of Historic Places, requiring a Certificate of Appropriateness for nearly all exterior modifications and a specific Demolition Certificate for structure removal. Property owners in this district are legally obligated to prevent "demolition by neglect" by maintaining structures against exterior decay and structural defects [Section 18.07.306]. The City of Reno Administrator has the discretion to allow non-permitted uses if they contribute to the preservation of the landmark's architectural or cultural value [Section 18.07.104].

Purpose and Applicability

The primary purpose of the HL: Historic Landmark overlay district is to protect the historic integrity of the City of Reno for citizens, visitors, and property owners while identifying and preserving architectural resources that represent the city's cultural and political history [Section 18.07.101].

The regulations of this overlay district apply to any property or resource listed individually on the City Register of Historic Places or identified as a contributing property within a local historic district [Section 18.02.602(d)]. If a conflict arises between the standards of the HL: Historic Landmark overlay and the underlying base zoning district, the standards of the overlay district shall control [Section 18.02.601].

Designation Criteria

For the City of Reno to designate a site, building, or object into the HL: Historic Landmark overlay district, the property must meet specific significance and integrity standards.

Significance Categories

A property must possess significance in at least one of the following categories:

• Historic Listing: Current listing on the National or State Register of Historic Places.
• Historic Significance: Association with events that contributed to broad patterns of local/state history or with the lives of significant persons.
• Architectural Significance: Embodies distinctive characteristics of a style, represents the work of a master builder/architect, or serves as a high-integrity example of a utilitarian structure (e.g., a farmhouse or gas station).
• Informational Significance: Potential to yield information important to Reno’s history or prehistory.
• District Significance: A significant concentration or continuity of heritage land uses, landscapes, or natural features [Section 18.07.201].

Physical Integrity

Properties must retain physical qualities from their period of significance. The City of Reno evaluates integrity based on seven qualities: location, design, setting, materials, workmanship, feeling, and association [Section 18.07.201].

Development Procedures and Certificates

Development within the HL: Historic Landmark overlay district is subject to specialized review by the Historical Resources Commission (HRC).

Procedure	Review Body	Decision Body	Appeal Body
Designation of Resource/District	HRC	City Council	N/A
Certificate of Appropriateness (CoA)	N/A	HRC	City Council
Demolition Certificate	N/A	HRC	City Council
Economic Hardship Finding	N/A	HRC	City Council

Certificate of Appropriateness (CoA)

A CoA is required for any exterior portion of a building or feature that is to be erected, altered, moved, or partially demolished [Section 18.07.304].

Exemptions from CoA:

• Interior modifications.
• Ordinary maintenance or repair that does not involve substantial changes in design, material, or outward appearance.
• Hardscape or landscape changes (unless specifically listed as a significant feature of the landmark).
• Alterations required to prevent an imminent threat to life and safety as authorized by the Administrator [Section 18.07.304].

Demolition Certificate

Complete demolition of character-defining buildings or elements within the HL: Historic Landmark overlay district is prohibited without a Demolition Certificate approved by the HRC [Section 18.07.303].

Mitigation of Loss: If demolition is unavoidable, the City of Reno HRC may require mitigation measures in the following order of priority:

1. Purchase offer for the resource.
2. On-site relocation.
3. Off-site relocation.
4. Salvage and reuse of architectural features.
5. Salvage and donation of features to museums.
6. Establishment of a memorial or mitigation fund [Section 18.07.303].

Maintenance and "Demolition by Neglect"

Every owner of a resource in the City of Reno HL: Historic Landmark overlay district must protect the improvement against exterior decay, keep it free from structural defects, and maintain interior portions if their deterioration would cause the exterior to fail [Section 18.07.306].

If the Administrator believes a resource is undergoing "demolition by neglect," they must provide written notice to the owner. If the owner fails to correct the violation, the City of Reno may initiate a public hearing. A finding of demolition by neglect is considered evidence of a public nuisance [Section 18.07.306].

Technical and Procedural Standards

Standard	Requirement
Noticing Distance	750 feet from the project boundary [Table 8-1]
Minimum Property Owners Noticed	30 [Section 18.07.303]
CoA Decision Timeline	65 days after acceptance of complete application [Section 18.07.304]
Demolition Certificate Expiration	Deemed approved 120 days after acceptance if no action taken [Section 18.07.303]
Appeal Filing Period	Within 10 working days of the HRC decision [Section 18.07.304]
Maintenance Correction	Must be addressed by the date specified in the official notice [Section 18.07.306]

Sections Cited

• Section 18.02.601, Overlay Districts, Generally
• Section 18.02.602, General Overlay Districts
• Section 18.07.101, Purpose
• Section 18.07.104, Discretionary Uses Allowed
• Section 18.07.201, Criteria for Designation
• Section 18.07.202, Procedures for Nomination and Designation
• Section 18.07.303, Demolition Certificate
• Section 18.07.304, Certificates of Appropriateness
• Section 18.07.306, Maintenance Obligation and Demolition by Neglect
• Table 8-1, Summary Table of Review Procedures