HL: Historic Landmark Overlay Standards in the City of Reno
The HL: Historic Landmark Overlay in the City of Reno acts as a superimposed regulatory layer that prioritizes the preservation of architectural and historic integrity over standard base district requirements. This overlay provides the City of Reno with the authority to grant discretionary land uses and flexible parking standards not otherwise permitted in an underlying zoning district, provided such modifications support the preservation of the landmark.
Overview of the HL: Historic Landmark Overlay
In the City of Reno, the HL: Historic Landmark Overlay is applied to properties or resources listed individually or within a district on the City Register of Historic Places [Section 18.02.602(d)]. The overlay is intended to preserve the integrity of buildings, historic landscapes, and other character-defining features while providing property owner incentives [Section 18.02.602(d)]. When the standards of the HL: Historic Landmark Overlay conflict with an underlying base zoning district, the overlay standards govern [Section 18.02.601(c)].
Modifications to Base District Standards
Use and Intensity Flexibilities
The City of Reno Administrator has the authority to allow land uses that are not expressly permitted by-right in the base zoning district for properties within the HL: Historic Landmark Overlay. These discretionary uses are permitted if they are not detrimental to the neighborhood and contribute to the preservation of the landmark [Section 18.07.104]. Additionally, if a landmark is destroyed by a natural calamity, it may be rebuilt to its original state for the same use, regardless of current base district standards [Section 18.07.105].
Parking and Site Design
The HL: Historic Landmark Overlay allows for significant deviations from standard City of Reno parking and site design requirements to ensure the historic setting is maintained.
| Standard Type | Modification Under HL: Historic Landmark Overlay |
|---|---|
| Off-Street Parking | The Administrator may determine necessary off-street parking at their sole discretion if standard requirements cannot be achieved without harming the historic resource [Section 18.07.304(c)(3)]. |
| Building Removal | Non-significant buildings on the site may be removed specifically to accommodate required parking or additional landscaping [Section 18.07.304(c)(3)]. |
| New Additions | Additional stories must be set back from the existing wall plane to remain inconspicuous from the street [Section 18.07.304(c)(4)]. |
| Mechanical Equipment | Must be obscured and installed to cause the least possible impact to the exterior elevation [Section 18.07.304(c)(4)]. |
Required Reviews and Certificates
The HL: Historic Landmark Overlay adds mandatory review layers that supersede the standard building permit process for base districts.
Certificate of Appropriateness (CofA)
A Certificate of Appropriateness is required for most exterior modifications, including street widening, utility work, or sidewalk projects within a historic district [Section 18.07.304].
| Feature | Requirement under HL Overlay |
|---|---|
| Exterior Features | No portion of a building or exterior feature may be erected, altered, moved, or partially demolished without HRC approval [Section 18.07.304(c)(2)]. |
| Maintenance/Repair | Exempt from CofA if it does not involve substantial changes in design, material, or appearance [Section 18.07.304(b)(1)]. |
| Interior Changes | Generally exempt from the Certificate of Appropriateness requirement [Section 18.07.301(c)]. |
Demolition Certificates
Complete demolition of character-defining elements is prohibited within the HL: Historic Landmark Overlay without a Demolition Certificate approved by the Historical Resources Commission (HRC) [Section 18.07.303]. The HRC evaluates the architectural significance and the potential detriment to the public interest before granting such a certificate [Section 18.07.303(b)(4)].
Maintenance Obligations
Property owners in the HL: Historic Landmark Overlay are subject to a "Maintenance Obligation," requiring them to prevent exterior decay and structural defects. The City of Reno prohibits "Demolition by Neglect," and the Administrator may issue official notices to correct violations if a resource is deteriorating due to lack of maintenance [Section 18.07.306].
Sections Cited
- Section 18.02.601, Overlay Districts, Generally
- Section 18.02.602, General Overlay Districts
- Section 18.07.104, Discretionary Uses Allowed
- Section 18.07.105, Destruction of Premises
- Section 18.07.301, Applicability and Related Procedures
- Section 18.07.303, Demolition Certificate
- Section 18.07.304, Certificates of Appropriateness
- Section 18.07.305, Economic Hardship
- Section 18.07.306, Maintenance Obligation and Demolition by Neglect