NRS Chapter 278 — Planning and Zoning Enabling Act (NV)
Tracked preemption from the Nevada overlay bundle.
Overview
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Effective
1947-03-29
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)Nevada AB 540 (2025) — Clark County Ministerial Review Near Transit (NRS 278.02527)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 77
Primary-source summary
NRS Chapter 278 — Planning and Zoning Enabling ActTrigger predicate
When this evaluates true for a parcel, the law's preempted fields take precedence over base zoning.
always true
Preempted fields
4 fields on the base district schema are rewritten when the trigger fires.
| Field | Op | Value | Note |
|---|---|---|---|
zoning_authority_source | override | delegated_under_NRS_278 | All local zoning power must trace to NRS 278; regulations beyond its enumeration are ultra vires |
base_districts[*].uniformity_within_district_required | override | True | NRS 278.250(2) requires zoning regulations to be uniform within each district |
judicial_review_statute_of_limitations_days | override | 25 | NRS 278.0235 — 25-day SOL on judicial review of any zoning/subdivision decision |
development_agreement_authority | override | NRS_278.0201_to_278.0207 | Local authority to vest entitlements derives only from these sections |
Citation
Authority source
Nevada Revised Statutes Chapter 278 (Planning and Zoning)
§ NRS 278.010 through NRS 278.630
Research notes
Foundational delegation statute. Nevada is a limited home-rule jurisdiction — no Dillon's-Rule-style generic preemption doctrine is needed because every local zoning action must be traceable to an NRS grant. Charter cities (Las Vegas, Reno, North Las Vegas, Henderson) have administrative-organization autonomy but draw zoning power exclusively from NRS 278. The Nevada Supreme Court has repeatedly voided local actions inconsistent with state statute (City of Henderson v. Kilgore, 122 Nev. 331 (2006); Stratosphere Gaming v. City of Las Vegas, 120 Nev. 523 (2004)).