Subdivision Procedures

Reno Annexation and Land Development Code ch. 18.08, art. 7

in effect

Reno Annexation and Land Development Code § 18.08.701 Purpose

18.08.701 - Purpose (a) This Article sets forth the procedures for review and approval of all applications related to the division of land. (b) The purpose of this article is to promote the public interest in careful land use planning before a land division is approved or boundary line adjusted. (c) No individual, firm, association, corporation, or partnership, as principal or agent, may sell, or cause or permit to be sold, any portion of any parcel of land subject to the requirements of this section prior to the recording of the division of land map in the Office of the County Recorder.

Reno Annexation and Land Development Code § 18.08.702 Tentative Subdivision Map

18.08.702 - Tentative Subdivision Map (a) Purpose This section describes the process by which proposals for division of land are reviewed for compliance with the Master Plan and the development and design standards of this Title. The tentative subdivision map procedure provides a mechanism for the City to review an overall plan for a proposed subdivision and ensure the provision of adequate facilities and services before approval of a final subdivision map or issuance of a permit. (b) Authority The authority for this section is NRS Sections 278.320 to 278.353, inclusive, and contains additional requirements. (c) Applicability This section shall apply to all tentative maps, as defined in NRS Sections 278.320 to NRS 278.353, inclusive. (d) Application Submittal and Review Processes Figure 8-15, below, identifies the applicable steps from Article 3, Common Review Procedures, that apply to the review of tentative subdivision maps. Additions or modifications to the common review procedures are noted below. Figure 8-15: Summary of Tentative Subdivision Map Procedures [image omitted; see the official code] (1) Application Submittal and Handling Tentative subdivision map applications shall be submitted, accepted, and revised, and may be withdrawn, in accordance with Section 18.08.303, Application Submittal and Handling. (2) Staff Review and Action The Administrator shall review each tentative map application and provide a recommendation to the Planning Commission of approval, approval with conditions, or disapproval in accordance with Section 18.08.304, Review and Action. (3) Scheduling and Notice of Public Hearing The tentative map application shall be scheduled for a public hearing before the Planning Commission and noticed in accordance with Section 18.08.305, Scheduling and Notice of Public Hearings. (4) Review and Decision a. The Planning Commission shall hold a public hearing and shall, by affirmative vote of a majority of all the members, approve, conditionally approve, or disapprove a tentative map within 60 days of the date the Planning Commission or its representative accepts the application as complete. This timeline may be extended by mutual agreement of the subdivider and Planning Commission or representative. b. In approving a tentative map, the Planning Commission may impose conditions on the tentative map which safeguard the public health, safety, and welfare. (5) Appeal The decision of the Planning Commission may be appealed in accordance with Subsection 18.08.307(j), Appeal. (6) Post-Decision Actions and Limitations a. Compliance with Plans Following approval of a tentative map, the subdivider and/or owner shall comply with all relevant plans, reports, renderings, and materials which were submitted or presented as a part of the application and approved by the City. In the event of a conflict between the plans and City codes, City codes shall prevail. b. Extension Consistent with NRS Section 278.360, the Planning Commission may extend the time limit for presentation of the final subdivision map by up to 24 months if an application is received 30 days prior to the expiration of the time limit, provided that: 1. The applicant agrees to comply with all requirements of this Title and all conditions of approval; and 2. The applicant agrees to pay all applicable fees. (e) Review Considerations Approval of tentative maps shall be subject to the approval criteria in Section 18.08.304(e), Approval Criteria Applicable to all Applications, and criteria set forth in NRS Section 278.349(3). (Ord. No. 6692, § 1(Exh. A), 1-8-25)

Reno Annexation and Land Development Code § 18.08.703 Final Subdivision Map

18.08.703 - Final Subdivision Map (a) Purpose This section describes the process by which proposals for division of land are reviewed for compliance with the Master Plan and the development and design standards of this Title. The final subdivision map procedure provides a mechanism for the City to review a proposed subdivision with the approved features of the tentative subdivision map along with property lines and parcels of land, before approval and issuance of a permit. (b) Authority The authority for this section is NRS Sections 278.350 to 278.460, inclusive. (c) Applicability The procedure in this section shall apply to all applications for final subdivision maps. (d) Application Submittal and Review Processes Figure 8-16, below, identifies the applicable steps from Article 3, Common Review Procedures, that apply to the review of final subdivision maps. Additions or modifications to the common review procedures are noted below. Figure 8-16: Summary of Final Subdivision Map Procedures [image omitted; see the official code] (1) Application Submittal and Handling Final subdivision map applications shall be submitted, accepted, and revised, and may be withdrawn, in accordance with Section 18.08.303, Application Submittal and Handling. (2) Review and Decision a. The Administrator or designee shall review the final subdivision map for conformance to all the requirements of NRS Sections 278.010 to 278.630, inclusive, and any ordinances applicable at the time of approval of the final map, or any ruling made thereunder. If the final subdivision map fails to conform to all the above requirements, the final subdivision map application shall be denied. b. If the Administrator approves the final subdivision map, the Administrator shall also accept or reject all offers of dedication and may, as a condition of acceptance of streets or easement, require the subdivider to improve or agree to improve the streets or easement. (3) Appeal The decision of the Administrator may be appealed to the Planning Commission and subsequently the City Council in accordance with Subsection 18.08.307(j), Appeal. (Ord. No. 6692, § 1(Exh. A), 1-8-25)

Reno Annexation and Land Development Code § 18.08.704 Parcel Map

18.08.704 - Parcel Map (a) Purpose This section describes the process by which minor proposals for division of land are reviewed for compliance with the Master Plan and the development and design standards of this Title. (b) Authority This authority for this section is NRS Sections 278.461 to 278.4725, inclusive. (c) Applicability (1) General The procedures of this section shall apply to all applications to subdivide four lots or less for transfer or development per NRS Section 278.461. (2) Waiver of Parcel Map a. The Planning Commission may waive the requirement of a parcel map. b. The Planning Commission shall act upon a request for a waiver within 60 days after the date of the request for the waiver. c. By mutual agreement, the time for the Planning Commission to act on a request for a waiver may be extended. d. If the Planning Commission waives the requirement of a parcel map, the Planning Commission may impose the requirements set forth in NRS Section 278.467. (d) Application Submittal and Review Processes Figure 8-17, below, identifies the applicable steps from Article 3, Common Review Procedures, that apply to the review of applications for parcel maps. Additions or modifications to the common review procedures are noted below. Figure 8-17: Summary of Parcel Map Procedures [image omitted; see the official code] (1) Application Submittal and Handling Parcel map applications shall be submitted, accepted, and revised, and may be withdrawn, in accordance with Section 18.08.303, Application Submittal and Handling. (2) Review and Decision a. The Administrator shall approve, conditionally approve, or deny a parcel map within 60 days after the Administrator or designee accepts the application as complete. b. The Administrator and the applicant may mutually agree to extend the 60-day period. c. In reviewing applications for parcel maps, the Administrator shall consider the criteria set forth in NRS Section 278.349(3) and the effect of the proposed parcel map on existing drainage patterns and the need for new drainage facilities to serve the parcel map. d. The Administrator may impose conditions to protect the safety, health, and welfare of the public. (3) Appeal The decision of the Administrator may be appealed to the Planning Commission and subsequently to the City Council in accordance with Subsection 18.08.307(j), Appeal. (e) Post-Decision Actions and Limitations (1) Second or Subsequent Parcel Map within Five Years a. In accordance with NRS Section 278.464, the Planning Commission is authorized to act upon a second parcel map for land divided by a parcel map that was recorded within five years of accepting the latest complete application. b. The Planning Commission decision may be appealed in accordance with Subsection 18.08.307(j), Appeal. (f) Conditions of Approval (1) The Administrator is authorized to determine if all conditions imposed on a parcel are satisfactorily met. (2) As an alternative to actual completion of public improvements, the Administrator may accept an improvement agreement and security in the form as provided in Section 18.04.1203, Improvement Agreements and Security. (Ord. No. 6692, § 1(Exh. A), 1-8-25)

Reno Annexation and Land Development Code § 18.08.705 Reversion to Acreage

18.08.705 - Reversion to Acreage (a) Purpose This section describes the process by which applications to revert to acreage any recorded subdivision map, parcel map, or map of division into large parcels are reviewed for compliance with the Master Plan and the development and design standards of this Title. (b) Authority The authority for this section is from NRS Section 278.490 to 278.496, inclusive. (c) Applicability The procedures of this section apply to all applications to revert to acreage any recorded subdivision map, parcel map, or map of division into large parcels, or any part thereof. (d) Application Submittal and Review Processes Figure 8-18, below, identifies the applicable steps from Article 3, Common Review Procedures, that apply to the review of applications for reversion to acreage. Additions or modifications to the common review procedures are noted below. Figure 8-18: Summary of Reversion to Acreage Procedures [image omitted; see the official code] (1) Application Submittal and Handling a. Reversion to acreage applications shall be submitted, accepted, and revised, and may be withdrawn, in accordance with Section 18.08.303, Application Submittal and Handling. b. In the case of condominiums, the applicant shall provide all certificates as required, including the appropriate fees in accordance with NRS Section 247.305. (2) Review and Decision The Administrator shall approve or disapprove a reversion to acreage within 30 days of the date the Administrator accepts the application as complete. (3) Appeal The decision of the Administrator may be appealed to City Council in accordance with Subsection 18.08.307(j), Appeal. (Ord. No. 6692, § 1(Exh. A), 1-8-25)

Reno Annexation and Land Development Code § 18.08.706 Boundary Line Adjustment

18.08.706 - Boundary Line Adjustment (a) Purpose This section describes the process by which applications to correct or amend a recorded subdivision map, parcel map, map into division into large parcels, or reversionary map are reviewed for compliance with the Master Plan and the development and design standards of this Title. (b) Applicability The procedures of this section apply to all applications to correct or amend a recorded subdivision map, parcel map, map into division into large parcels, or reversionary map, where the correction or amendment changes, or purports to change, the physical location of any survey monument, property line, or boundary line. (c) Application Submittal and Review Processes Figure 8-19, below, identifies the applicable steps from Article 3, Common Review Procedures, that apply to the review of applications for boundary line adjustment. Additions or modifications to the common review procedures are noted below. Figure 8-19: Summary of Boundary Line Adjustment Procedures [image omitted; see the official code] (1) Application Submittal and Handling a. Boundary line adjustment applications shall be submitted, accepted, and revised, and may be withdrawn, in accordance with Section 18.08.303, Application Submittal and Handling. b. In the case of condominiums, the applicant shall provide all certificates as required, including the appropriate fees, in accordance with NRS Section 247.305. (2) Review and Decision The Administrator shall approve or disapprove a boundary line adjustment application within 30 days of the date the Administrator accepts the application as complete. (3) Appeal The decision of the Administrator may be appealed in accordance with Subsection 18.08.307(j), Appeal. (4) Limitations and Modifications If the applicant fails to cause recordation of the boundary line adjustment within one year from the date of approval, the application shall be deemed expired. (Ord. No. 6692, § 1(Exh. A), 1-8-25)

Reno Annexation and Land Development Code § 18.08.707 Abandonment

18.08.707 - Abandonment (a) Purpose This section describes the process by which proposals for abandonment or vacation of public rights-of-way or easements are reviewed in the interest of the City. (b) Applicability An application to abandon or vacate a public street, right-of-way, or easement, or any portion thereof, shall be reviewed according to the procedures in this section. (c) Application Submittal and Review Processes Figure 8-20, below, identifies the applicable steps from Article 3, Common Review Procedures, that apply to the review of applications for abandonment or vacation. Additions or modifications to the common review procedures are noted below. Figure 8-20: Summary of Abandonment Procedures [image omitted; see the official code] (1) Application Submittal and Handling Abandonment applications shall be submitted, accepted, and revised, and may be withdrawn, in accordance with Section 18.08.303, Application Submittal and Handling. (2) Staff Review and Action or Decision a. General The Administrator shall review abandonments and provide a recommendation to the City Council, except those detailed in Subsection b., below, where the Administrator may approve or deny abandonments. b. Public Utility Easements 1. For applications for abandonment of sewer, storm drain, or other public utility easements, the Administrator shall review and provide a decision within 65 days of acceptance of an application for abandonment of storm drain or sewer easements not presently utilized, or storm drain or sewer easements to be relocated as a result of a development project if it is determined that the public will not be materially injured by the proposed abandonment. 2. Abandonments denied by the Administrator may utilize the review process described in this section for other applications for abandonment. 3. Easements approved for abandonment by the Administrator shall be extinguished by recording a quitclaim deed. (3) Scheduling and Notice of Public Hearing a. The application for abandonment shall be scheduled for a public hearing before the City Council and noticed in accordance with this subsection and Section 18.08.305, Scheduling and Notice of Public Hearings. b. All abutting property owners and mobile home park tenants within the specified distance (in feet) from the outer boundary of the project site or 30 property owners, whichever is greater, shall be noticed mail not less than 10 days before the date of the public hearing. The method of notice must provide confirmation of delivery but does not require the signature of the recipient. c. Publication must be made at least 10 working days before the date of the public hearing. (4) Review and Decision a. The City Council shall hold a public hearing within 65 days of acceptance of the application for abandonment. b. Within 60 days of the public hearing, the City Council shall consider all evidence relative to the proposed abandonment and approve, approve with conditions, or deny the abandonment by a majority vote of a quorum of the City Council. (5) Appeal a. The decision of the Administrator for abandonment of a public utility easement may be appealed to the City Council in accordance with Subsection 18.08.307(j), Appeal. b. The decision of the City Council may be appealed in accordance with Subsection 18.08.307(j), Appeal. (d) Findings In approving any abandonment, the City Council shall find that the public will not be materially injured by the proposed abandonment. (Ord. No. 6692, § 1(Exh. A), 1-8-25)

Source: City of Reno, Nevada, Administrative Code, City Charter and Annexation and Land Development Code (Municode Library, library.municode.com)URL: https://library.municode.com/nv/reno/codes/land_development_code?nodeId=CH18.08ADPR_ART7SUPRFetched: 11/1/2026