Planning commission backs change to nonconforming‑use permit window, extending building‑permit deadline from 6 to 24 months

The Washoe County Planning Commission on May 6 voted to initiate and recommend approval of development code amendment WDCA25‑2, which would revise Article 904 (Nonconformance) to extend the time frame for obtaining building permits for nonconforming uses and nonconforming structures that have been partially or totally destroyed from six months to 24 months.

Planner Julie Olander presented the proposal, saying the amendment would update several subsections of Article 904 to clarify the scope of nonconforming “property,” extend the permit‑obtaining window from six months to 24 months for both nonconforming uses of structures and nonconforming structures themselves, and clarify when discretionary permits (for example, special use permits) could be issued to expand a nonconforming use during the rebuilding process. Olander said staff held a community meeting on Feb. 26 that drew about seven in‑person attendees and six to eight Zoom participants; staff received one email included in the staff report and expects the amendment to apply only within Washoe County (not in Reno or Sparks).

Commissioner Linda Kennedy asked why the change jumps to 24 months from six and said she was concerned that leaving properties in a damaged or partly demolished condition for 24 months could create eyesores. Olander and other staff noted delays can result from insurance processes, difficulties obtaining design professionals after major events, multiple plan iterations, and other factors beyond an applicant’s immediate control; staff initially considered 12 months but recommended 24 months to avoid repeat requests for extensions in cases of significant delay. Commissioner Kennedy suggested an intermediate option could be considered but did not move to amend the proposal during the hearing.

A commissioner asked whether delay is sometimes caused by staff review; staff responded that multiple plan corrections and coordination with insurance or other agencies can extend the timeline and that the 24‑month window is intended to be generous enough to cover typical causes of delay. The proposed amendment is a county‑initiated code text change; if initiated, the commission will authorize the chair to sign a resolution forwarding the recommendation to the Board of County Commissioners. The motion also directed staff to present a report on the commission’s recommendation to the Board of County Commissioners within 60 days of the hearing.

Commissioners voted to initiate and recommend approval of WDCA25‑2. The motion was seconded and passed with four votes in favor and one against. The record shows the commission found it could make the necessary findings under Washoe County Code for initiating a code amendment. Staff will prepare the resolution and forward the amendment package and record to the Board of County Commissioners for consideration.