Reno City Zoning Code
CHAPTER 10
ADMINISTRATION
§ 10.001 Building Permits.
The issuance of building permits shall be the duty of the zoning official, and the construction, alteration or repair, removal or reconstruction of any structure or any part thereof as provided or as restricted herein, shall not be hereafter commenced until after the issuance of a written permit for the same is issued by said zoning official. Said building permit shall be valid for a period of one (1) year, unless otherwise noted by the zoning official. The zoning official, in the proper exercise of his/her duties, shall have the right of entering into a building, structure, dwelling, apartment, apartment house, or other building or premises, subject to this ordinance in accordance with the terms thereof, during all reasonable hours, and upon presentation of proper identification to the owner, agent, or tenant in charge of such property.
Editor’s notes–Former subsection (a) pertaining to building permits and deriving from Ordinance 1852 adopted 5/9/11, was repealed and deleted in its entirety by Ordinance 12.14.2020 adopted 12/14/20.
Former section 10.001 pertaining to variances and deriving from Ordinance 1852 adopted 5/9/11, was repealed and deleted in its entirety by Ordinance 12.14.2020 adopted 12/14/20. The remaining sections were renumbered at the editor’s discretion.
(Ordinance 1852 adopted 5/9/11)
§ 10.002 Interpretations.
In interpreting and applying the provisions of this ordinance, they shall be held to the minimum requirements for the promotion of public safety, health, convenience, comfort, morals, prosperity, and general welfare. It is not intended by this Ordinance to interfere or abrogate, or annul any easements, covenants, or other agreements between parties, except where this Ordinance imposes a greater restriction; then this Ordinance shall control.
Editor’s note–Former section 10.002 pertaining to enforcement and deriving from Ordinance 1852 adopted 5/9/11, was repealed and deleted in its entirety by Ordinance 12.14.2020 adopted 12/14/20. The remaining sections were renumbered at the editor’s discretion.
(Ordinance 1852 adopted 5/9/11)
§ 10.003 Amendment.
Petitions and Limitations - Any person or corporation having a proprietary interest in any property may petition the City Council for a change or amendment to the provisions of this ordinance or the Planning and Zoning Commission may, on its own motion or on request from the City Council, institute study and proposal for changes and amendments in the public interest.
(a)
The City Council may from time to time amend, supplement, or change by ordinance the boundaries of the districts or the regulations herein established as provided by the statues of the State of Texas.
(b)
Before taking action on any proposed amendment, supplement, or change, the governing body shall submit the same to the Planning and Zoning Commission for its recommendation and report.
(c)
The Planning and Zoning Commission shall hold a public hearing on any application for any amendment or change (see Affidavit, Appendix 7) prior to making its recommendation and report to the City Council. Written notice of all public hearings before the Planning and Zoning Commission on a proposed amendment or change shall be sent to all owners of real property lying within two hundred (200) feet of the property on which the change is requested. Such notice shall be given not less than ten (10) days before the date set for hearing by posting such notice properly addressed and postage-paid to each taxpayer as the ownership appears on the last approved City Tax Roll.
(d)
A public hearing shall be held by the governing body before adopting any proposed amendment, supplement or change. Notice of such hearing shall be given by publication in the official publication of the City of Reno stating the time and place of such hearing, which time shall not be earlier than fifteen (15) days from the date of publication.
(e)
Where land is to be rezoned, the city will post a sign on the property at least fourteen (14) days prior to the public hearing with the Planning and Zoning Commission.
(f)
Unless a proposed amendment, supplement, or change has been approved by the Planning and Zoning Commission, or if a protest against such proposed amendment, supplement, or change has been filed with the City Secretary, duly signed and acknowledged by the owners of twenty (20) percent or more either of the area of the lots included in such a proposed change or those immediately adjacent in the rear thereof extending two hundred (200) feet there from or of those directly opposite thereto extending two hundred (200) feet from the street frontage of such opposite lots, such amendment shall not become effective except by a three-fourths (3/4) vote of the governing body.
(g)
Similar Zone Change Requests -
(1)
That once a zone change request is denied by the Planning and Zoning Commission and not appealed to the City Council a citizen cannot request the same or similar zone change for at least six (6) months from the date the first request was made.
(2)
That once a zone change request is denied by the City Council a citizen can not request the same or similar zone change for at least six (6) months from the date the City Council denied the request.
(3)
That whether the zone request is similar or not is a question of fact to be determined by the Planning and Zoning Commission. The Planning and Zoning Commission shall consider each new request in its entirety and review each factor in the request to determine whether the new requested change is the same or a similar request as has already been ruled on.
(4)
that any same or similar zoning request changes following the denial of a second (2nd) same or similar zoning request change, must be delayed by one (1) year before reapplication for a third (3rd) request for a same or similar zoning request change; measured from the later date of 1) denial of the second (2nd) application by the Planning and Zoning Commission or 2) denial by the City Council of the second (2nd) application.
(Ordinance 1852 adopted 5/9/11)
§ 10.004 Violations and Penalties.
The owner or agent of the building or premises in or under which a violation of any provision of this ordinance has been committed or shall exist, or the lessee or tenant of an entire building, or entire premises in or upon which violations have been committed, or shall exist, or the agent’s architect, building contractor, or any other person, firm or corporation, who commits, takes part, or assists in any violation or who maintains the building or premises in or upon in which some violation exists, shall be punished by a fine, not to exceed $1,000.00. Each and every day that such violation continues shall constitute a separate offense.
(a)
An individual, agent or entity who constructs, builds or maintains a sign in violation of Chapter 7, or who aids, assists, or encourages another in a violation of Chapter 7 shall, upon conviction, be punished by a fine not to exceed $1,000.00. Each and every day that such violation continues shall constitute a separate offense for purposes of prosecution.
(b)
Penalties for Subsequent Offenses - Any individual, agent, person, entity or business, who has been finally and previously convicted of an ordinance infraction under Ordinance No. 1852 or any amendments thereto, shall upon a subsequent charge and conviction be punished by a fine of no less than $500.00 but not to exceed $1,000.00. Each and every day that the facts giving rise to prosecution for subsequent offense exists makes this penalty provision applicable.
(c)
The City Council of the City of Reno realizes that some existing buildings and land uses in the City of Reno may be in conflict with the requirements of this proposal. These nonconforming uses may continue, subject to the provisions of Chapter 9 hereof.
(d)
Nothing herein contained shall require any change in the plans, construction or designated use of a building actually under construction at the time of the passage of this ordinance.
(Ordinance 1852 adopted 5/9/11)
§ 10.005 Applicability of Other Master Planning.
Specific construction improvements proposed in, and requirements of, Engineering Studies and plans presently adopted, specifically the Comprehensive Drainage Plan of February, 2004, and the Water Distribution System Analysis of December, 2002, shall be addressed in any request for zoning changes or variances.
Editor’s note–Former section 10.005 pertaining to board of adjustments and deriving from Ordinance 1852 adopted 5/9/11, was repealed and deleted in its entirety by Ordinance 12.14.2020 adopted 12/14/20. The remaining sections were renumbered at the editor’s discretion.
(Ordinance 1852 adopted 5/9/11)
§ 10.006 Severability.
If any section or part of any section, paragraph or clause of this ordinance is declared invalid or unconstitutional for any reason, such declaration shall not be held to invalidate or impair the validity, force, or effect of any other section or sections, part of section, paragraph or clause of this ordinance.
Editor’s note–Former section 10.006 pertaining to appeals and deriving from Ordinance 1852 adopted 5/9/11, was repealed and deleted in its entirety by Ordinance 12.14.2020 adopted 12/14/20. The remaining sections were renumbered at the editor’s discretion.
(Ordinance 1852 adopted 5/9/11)
§ 10.007 Repeal of Conflicts.
All ordinances and parts of ordinances inconsistent or in conflict herewith are hereby repealed.
(Ordinance 1852 adopted 5/9/11)