Zoning › State preemptions › Nevada

Nevada SB 394 (2025) — 120-Day Decision Shot-Clock (≥100k Counties) (NV)

Tracked preemption from the Nevada overlay bundle.

Overview

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Effective
2025-10-01
Sunset
—
Authority
state
Scope
state:NV
Other Nevada preemptions
Nevada AB 241 (2025) — By-Right Multifamily on Commercial-Zoned LandNevada 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 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.county_population ≥ 100000
  • project.use_type == multifamily
  • project.application_complete == True

Preempted fields

1 field on the base district schema is rewritten when the trigger fires.

FieldOpValueNote
multifamily_application_decision_shotclock_daysoverride120Municipalities in 100k+ counties must decide complete multifamily applications within 120 days

Citation

Authority source
Nevada SB 394 (83rd Session, 2025); amendments to NRS 278.0235 judicial review references
§ SB 394 (2025) — multifamily application shot-clock
https://www.leg.state.nv.us/Session/83rd2025/

Research notes

Procedural preemption applicable in Clark and Washoe counties (the two ≥100k jurisdictions). Pairs with substantive entitlements under AB 241 (statewide by-right commercial) and AB 540 (Clark transit ministerial). Open applications outstanding on the 2025-10-01 effective date are subject to the shot-clock prospectively.