Timeline for Zoning and Site Plan Review in the City of Reno
In the City of Reno, administrative decisions for minor site plans or minor conditional use permits must be rendered within 30 days of a completed application. Larger projects requiring public hearings, such as major site plan reviews or full conditional use permits, typically take approximately 95 days from the initial application to the final decision. Complex legislative actions, such as a Zoning Map Amendment (Rezoning), involve a multi-step process between the Planning Commission and the Reno City Council that can span approximately 170 days.
Initial Application Processing
Every development application submitted to the City of Reno begins with a completeness review. The Administrator has three working days following the submittal of an application to determine if it is complete or incomplete [Section 18.08.303(g)].
The City of Reno maintains a specific intake schedule for various application types:
- Master Plan Amendments: Applications are accepted only in January, April, July, and October [Section 18.08.303(f)(1)].
- Public Hearing/Minor Review Applications: Applications requiring an initial decision at a public hearing (City Council or Planning Commission) or those for minor deviations, minor conditional use permits, and minor site plan reviews have no fewer than two acceptance dates per month [Section 18.08.303(f)(2)].
- Administrative Approvals: All other administrative applications are accepted on any working day [Section 18.08.303(f)(3)].
Review Timelines by Application Type
The duration of the review process in the City of Reno depends heavily on whether the decision is made administratively by the City of Reno staff or via a public hearing before a board or commission.
Administrative and Minor Reviews
Minor reviews are typically handled by the Administrator without a mandatory public hearing, though they may still require public notice [Section 18.08.602(d)(4)].
| Application Type | Review/Decision Window |
|---|---|
| Minor Site Plan Review | Within 30 days of a completed application [Section 18.08.602(d)(5)] |
| Minor Conditional Use Permit | Within 30 days of a completed application [Section 18.08.604(d)(4)] |
| Minor Deviation | Within 30 days of application submittal [Section 18.08.804(c)(2)(a)] |
| Boundary Line Adjustment | Within 30 days of a completed application [Section 18.08.706(c)(2)] |
| Reversion to Acreage | Within 30 days of a completed application [Section 18.08.705(d)(2)] |
Public Hearing and Major Reviews
Major reviews in the City of Reno require a public hearing. The process generally follows a 65-day window to hold the hearing, followed by a 30-day window for the final decision.
| Application Type | Time to Public Hearing | Time to Decision (Post-Hearing) |
|---|---|---|
| Major Site Plan Review | Within 65 days of application [Section 18.08.603(d)(5)(a)] | Within 30 days [Section 18.08.603(d)(5)(b)] |
| Conditional Use Permit | Within 65 days of application [Section 18.08.605(d)(5)(a)] | Within 30 days [Section 18.08.605(d)(5)(b)] |
| Tentative Subdivision Map | Within 60 days of completed application [Section 18.08.702(d)(4)(a)] | Included in hearing window |
| Variance | Within 65 days of application [Section 18.08.801(c)(4)] | Within 30 days [Section 18.08.801(c)(4)] |
| Abandonment | Within 65 days of application [Section 18.08.707(c)(4)(a)] | Within 60 days [Section 18.08.707(c)(4)(b)] |
Multi-Step Legislative Timelines
Requests for a Zoning Map Amendment (Rezoning) or a Master Plan Amendment require a recommendation from the Planning Commission followed by a final decision by the Reno City Council.
- Planning Commission Hearing: Held within 65 days of application [Section 18.08.503(c)(4)(a)].
- Planning Commission Recommendation: Issued within 30 days of the hearing [Section 18.08.503(c)(4)(b)].
- City Council Hearing Scheduling: Scheduled no more than 45 days after the Commission's recommendation [Section 18.08.503(c)(5)(a)].
- City Council Final Decision: Rendered within 30 days of the public hearing [Section 18.08.503(c)(5)(b)].
Appeals and Post-Decision Timelines
If an administrative decision by the City of Reno is appealed, the process adds significant time to the timeline. An appeal to the City Council must be filed within 10 working days of the decision [Section 18.08.307(j)(1)(b)(1)]. The City Clerk must then schedule the appeal hearing no less than 14 days and no more than 45 days after the appeal period ends [Section 18.08.307(j)(1)(c)]. The Council must then render its decision within 30 days of that hearing [Section 18.08.307(j)(1)(d)(3)].
Once an approval is granted for a site plan or zoning action, the applicant must generally apply for a building permit within 18 months, or the approval becomes null and void [Section 18.08.602(d)(7)(b)(1)(b)].
Sections Cited
- Chapter 18.08 Administration and Procedures
- Section 18.08.303 Application Submittal and Handling
- 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 18.08.702 Tentative Subdivision Map
- Section 18.08.705 Reversion to Acreage
- Section 18.08.706 Boundary Line Adjustment
- Section 18.08.707 Abandonment
- Section 18.08.801 Variance
- Section 18.08.804 Minor Deviation