reno, nevada overview of draft
TRANSCRIPT
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
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
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
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**
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
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
18.04: DEVELOPMENT STANDARDS
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
18.04: DEVELOPMENT STANDARDS
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
18.04: DEVELOPMENT STANDARDS
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
18.04: DEVELOPMENT STANDARDS
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
18.04: DEVELOPMENT 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
18.04: DEVELOPMENT STANDARDS
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
18.04: DEVELOPMENT STANDARDS
**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.
18.04: DEVELOPMENT STANDARDS
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
Circulation and Access
Building design
Supplemental single family standards (existing)
Note compatibility standards for setbacks and stepbacks (18.04.1305(e) should move here
18.04: DEVELOPMENT STANDARDS
Article 9: Site and Building Standards - Mixed Use Districts
**General Standards – existing and updated**Site Layout and Development Pattern
Circulation and Access
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)
18.04: DEVELOPMENT STANDARDS
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
18.04: DEVELOPMENT STANDARDS
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
18.04: DEVELOPMENT STANDARDS
**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
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
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
• 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