reno, nevada overview of draft

RENO, NEVADAZONING CODE RENOVATION

Overview of Draft Title 18 UpdateNovember 2019

AGENDA

Project Background

Draft Code Chapters

Module 1: September Draft

• Zoning Districts and Land Uses

Module 2: November Draft (New Release)

• **Development Standards**

Module 3: December Draft (December)

• Administration and Procedures

Next Steps

Q&A / Discussion

PROJECT GOALS

IMPLEMENT THE PLAN

TASKS & TIMELINE

REVIEWING THE DRAFT CODE

Commentary and footnotes describe changes

Organizational and Formatting Improvements

INFORMATION FOR CODE REVIEWERS

Commentary Boxes

Footnotes

CODE ORGANIZATION

Draft Code Chapters (Module 2 in blue)

• 18.01: General Provisions

• 18.02: Zoning Districts

• 18.03: Use Regulations

• 18.04: Development Standards

• 18.05: Signs

• 18.06: Land Division

• 18.07: Historic Preservation

• 18.08: Administration and Procedures

• 18.09: Rules and Definitions

CHAPTER 18.01GENERAL PROVISIONS

MODULE 3 (DECEMBER)

Content & Updates:

• Purpose

• Applicability

• Nonconformities

Updates make it easier to improve nonconforming buildings and replace buildings after a disaster.

• Enforcement

• Transition from Prior Regulations

Projects in process may use old or new code (not both)

18.01: GENERAL PROVISIONS

CHAPTER 18.02ZONING DISTRICTS

MODULE 1

NEW DISTRICT FORMAT

Consolidated 1-Page Format

Purpose Statement

Graphic

Table of Lot and Building Standards

• Simplify and Refine Mixed Use Zoning Convert Overlay to Base Districts

Merge Similar Districts per Master Plan

MU (Mixed Use Urban)

MS (Mixed Use Suburban)

ME (Mixed Employment)

• Downtown District Refinements MD-UD (University District) use changes

MD-PD (Powning District) intensity changes

MIXED USE DISTRICTS

5732

DISTRICTS

RESIDENTIAL DISTRICTS

DISTRICTS

Existing Districts Proposed Districts

No Significant changes - SF districts renamed to reflect allowed density

Conservation District Placeholders for Powning, Newlands and Wells Ave

• **Consider land use changes with future neighborhood outreach**

CHAPTER 18.03USE REGULATIONS

MODULE 1

Legend

TABLE OF ALLOWED USESHow to use the

More Permissive

Use Type

Use

New Use

Less Permissive Consolidation Resulted in Change

Reference to Use Standards

18.03: USE REGULATIONS

Few / Modest Changes to Land Uses and Use Standards

Permit Restaurants in MF-21 and MF-30 districts

Additional limits for auto oriented uses in downtown and mixed use areas

Consolidation of Mixed Use Districts

New use categories (eg microbrewery, duplex, etc)

Targeted clean up

“Use-based” standards are generally maintained with some consolidation

CHAPTER 18.04DEVELOPMENT STANDARDS

MODULE 2NEW RELEASE

18.04: DEVELOPMENT STANDARDS

Organization of Chapter

• Article 1: Natural Resource Protection

• Article 2: Grading, Erosion Protection, and Sedimentation Control

• Article 3: Hillside Development

• Article 4: Streets, Utilities, and Services

• Article 5: Access, Connectivity, and Circulation

• Article 6: Off-Street Parking and Loading

• Article 7: Landscaping, Buffering, Screening and Fencing


Organization of Chapter (Continued)

• Article 8: Site and Building Standards for Residential Districts

• Article 9: Site and Building Standards for Mixed Use Districts

• Article 10: Site and Building Standards for Nonresidential Districts

• Article 11: Improvement Standards for New Development

• Article 12: Exterior Lighting

• Article 13: Residential Adjacency

• Article 14: Skyways

• Article 15: Safe Scape Regulations


Article 1: Natural Resource Protection

• Standards Generally Retained – Consider Updates Separately

• Content:

• General Environmental Hazards

Flood Hazards – Codify 1.3:1 Retention in closed basins• Wetlands and Stream Protection

• Drainageway Protection

• Tree Protection (separate amendments under review)

• Wildland Interface / Fire Safety – Reference WUI Standards Implemented by Reno Fire

Source Water Protection – New TMWA Notification Process


Article 2: Grading / Article 3: Hillside Development

• Reduced special use permit requirementNo SUP for cuts/fills

No SUP for hillside developments under 10 acres

• Enhanced Standards for Grading and Hillside Development:• Common review standards and conditions of approval:Location of cut and fill slopes

Noxious weed abatement

Hours of grading near residential zoning

Slope limitations and treatment standards

Hillside architecture

• Changes Provide Consistent Standards and Efficient Process


Article 4: Streets, Utilities, and ServicesAligned Title 18 Standards with Public Works Standards

5 foot residential sidewalks (with reduced pavement section)

Streetscape standards are further defined in Articles 8-10

Clarified and Streamlined Sidewalk Waivers

Article 5: Access, Connectivity, and CirculationNew street connectivity standards

New pedestrian and bicycle connectivity standards


Article 6: Off-Street Parking and Loading**Significant Changes**

Reduced Minimum Parking Rates

Downtown: No Minimum Parking (Downtown Districts)

Level 1: Reduced “urban” Parking Rates (Midtown and MU district) • (Note SVTC Oversight)

Level 2: Generally applicable Parking Rates (Other districts)

Expanded off-site and shared parking

Maximum parking limits recalibrated, and eliminated in urban areas

Expanded parking reductions for affordable housing

New major employers Trip Reduction Program


Article 7: Landscaping, Buffering, Screening and Fencing

Minor Changes

Prioritize shade trees

Refine minimum landscaping in the MU and MS districts

Update requirements for screening between different uses

Require recycling containers

Minor fencing standard updates


**Articles 8, 9 and 10: Site and Building Standards**

Chapters for Residential, Mixed Use and Nonresidential Districts.Site Layout and Development Pattern

Relationship to Major Roads

Streetscape Design (sidewalks, parkways, etc)

Parking and Garage Locations

Building Location and Orientation

Other…

Circulation and Access

Connectivity, Access, etc.

Building design

Building Articulation, Massing, Form, etc.


Article 8: Site and Building Standards – Residential Districts

Supplemented with Article 13 Standards for Residential Adjacency

**General Standards – existing and updated**Site Layout and Development Pattern


Building design

Supplemental single family standards (existing)

Note compatibility standards for setbacks and stepbacks (18.04.1305(e) should move here


Article 9: Site and Building Standards - Mixed Use Districts

**General Standards – existing and updated**Site Layout and Development Pattern


Building design

Sustainability elements

Supplemental standards for Downtown districts (existing)

Supplemental standards for other Mixed Use districts (existing)

Supplemental standards for large retail establishments (existing)


Article 10: Site and Building Standards – Nonresidential Districts

**General Standards – existing and updated**Site Layout and Development PatternCirculation and AccessBuilding designSustainability elementsAdditional standards for residential district compatibility

(Large industrial buildings and loading docks)

Airport district standards (existing)

Unchanged Articles:

• Article 11: Improvement Standards for New Development

• Article 14: Skyways

• Article 15: Safe Scape Regulations


Article 12: Exterior Lighting

Existing code is very broad (1 page)

General Exterior Lighting Standards

Lighting types, shielding, levels, controls, etc

Parking area lighting

Lighting for outdoor recreation and entertainment

Administrative alternatives


**Article 13: Residential Adjacency**Applies to nonresidential development within, adjacent to, or within 150 feet

of residentially zoned property

Replace special use permit with site plan review and exempt across arterials

Enhanced Standards for CompatibilityUse Limitations

Grading

Site and Building Orientation

Signage

Lighting

Noise

Odor

Parking lot locations, cut through traffic and alleys

Loading activities

CHAPTERS 18.05 & 18.06Chapter 18.05: Signs

Primarily unchanged

Modified temporary signs to be content neutral (per Reed v Gilbert)

Merged existing standards for real estate and political signs

Less restrictive provision applies

Chapter 18.06: Land Division

No Changes

CHAPTER 18.07HISTORIC PRESERVATION

MODULE 2NEW RELEASE

18.07 HISTORIC PRESERVATIONChapter 18.07: Historic Preservation

Master Plan details amendment topics:

Simplify historic resource designation process

HRC review of development adjacent to historic resources

Modify mitigation process for loss of historic resource

Streamlined process for certificate of appropriateness

New demolition by neglect limitation

HRC development of incentive program

CHAPTER 18.08ADMINISTRATION AND PROCEDURES

MODULE 3 (DECEMBER)

18.08: PROCEDURESSignificant ChangesReduced Reliance on Special Use PermitMajor and Minor Site Plan Reviews (Administrative w/ public notice and appeal)

Site Plan Review appeals to Planning Commission vs Hearings Examiner

Increased exemptions for minor additions

Flexibility and Relief Provisions (Variance Alternatives w/ public hearing)Minor (10%) and Major (50%) Deviations

Alternative Equivalent Compliance

Findings for ApprovalRevised approval criteria and application findings

Criteria for new Planned Unit Developments (PUDs)Standard expiration and phasing criteria

Fiscal analysis required

Minor modifications allowed

PUBLIC INPUT OPPORTUNITIES

PUBLIC OUTREACH TIMELINE

*Dates may adjust slightly as the project progresses.

PUBLIC INPUT OPPORTUNITIES

• Attend an open house• November 18 at Evelyn Mount• November 20 at Reno City Hall• More in December…

• Visit our office, Email, or call us• [email protected]• (775) 334-4636

• Planning Commission and City Council review: January - July, 2020

• We value your feedback!

Information at Reno.Gov/Zoning

mailto:[email protected]

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