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Nevada AB 540 (2025) — Clark County Ministerial Review Near Transit (NRS 278.02527) (NV)

Tracked preemption from the Nevada overlay bundle.

Overview

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Effective
2025-07-01
Sunset
—
Authority
state
Scope
state:NV
Other Nevada preemptions
Nevada AB 241 (2025) — By-Right Multifamily on Commercial-Zoned LandNevada SB 394 (2025) — 120-Day Decision Shot-Clock (≥100k Counties)NRS 278.02095 — Accessory Dwelling Unit Mandate (Cities in ≥100k Counties)NRS 244.3358 — Short-Term Rental Ordinance Mandate (Clark County)NRS 278.02083 — Manufactured Housing in Single-Family DistrictsTruckee Meadows Regional Planning Agency Conformance (Washoe County)Nellis AFB / Creech AFB / Naval Air Station Fallon — AICUZ + FAA Part 77Tahoe Regional Planning Compact — Bistate Land-Use Authority
Primary-source summary
**AB 540 (2025)** ("Home Means Nevada Act, Part II") — further expanded density-bonus and streamlined-review requirements in 700k+ counties; added **NRS 278.02527** codifying ministerial review timelines for qualifying multifamily projects near transit corridors in Clark County. Parallels, on a much narrower footprint, California SB 35. Full effective date staged 2025 – 2027. **SB 394 (2025)** — imposes a 120-day shot-clock on municipalities for decisions on complete multifamily applications in 100k+ counties; amends NRS 278.0235 judicial review timeline references. **Design preemption…

Trigger predicate

When this evaluates true for a parcel, the law's preempted fields take precedence over base zoning.

AND
  • city.is_clark_county == True
  • parcel.near_designated_transit_corridor == True
  • project.qualifying_multifamily == True

Preempted fields

3 fields on the base district schema are rewritten when the trigger fires.

FieldOpValueNote
review_typewaive_discretionary—Ministerial (non-discretionary) review required for qualifying multifamily projects near designated transit corridors
ministerial_review_shotclock_daysoverride120State-imposed shot-clock on qualifying applications
affordable_definition_ami_rangeoverride30_to_150_pct_AMIAB 540 broadens working definition of 'affordable' for purposes of attainable-housing program eligibility

Citation

Authority source
Nevada AB 540 (83rd Session, 2025) — Nevada Housing Access and Attainability Act; NRS 278.02527
§ NRS 278.02527 (added 2025); funding via $133M Attainable Housing Account
https://www.leg.state.nv.us/App/NELIS/REL/83rd2025/Bill/

Research notes

Population-tiered (Clark only ≥700k) and transit-conditioned. Codifies ministerial review shot-clocks for qualifying multifamily projects near transit corridors and funds a $133M attainable-housing account. Effective dates stage 2025 – 2027 per the enrolled bill. Operates concurrently with AB 241 — a Clark County commercial parcel near a transit corridor can fall under both regimes (broader by-right entitlement under AB 241; narrower process shot-clock under AB 540). SB 394 (2025) parallels with a 120-day decision shot-clock in all 100k+ counties.