City of Reno
Nevada

Ordinance
11874

Staff Report (For Possible Action): Ordinance Introduction - Bill No. ________ Case No. LDC21-00042 (Wes Court Hobby Condos Zone Change) Ordinance to amend Title 18, Chapter 18.02 of the Reno Municipal Code, entitled "Zoning," rezoning a ±30.24 acre subject site comprised of three parcels from Mixed-Use Suburban (MS) to Mixed Employment (ME). The subject site is located west of US 395 and south of the terminus of Wes Court. The site has a Master Plan land use designation of Mixed Employment (ME).

Information

Department:Community Development - PlanningSponsors:
Category:OrdinanceWards:Ward 4

Recommendation and Proposed Motion

Recommendation:  The Planning Commission recommends Council adopt the requested zoning map amendment by ordinance.

Proposed Motion:  I move to uphold the recommendation of the Planning Commission.

Staff Report Formal Body

Summary: The recently adopted Title 18 land development code allows applicants the ability to apply for a zoning map amendment to bring the zoning designation into conformance with the Master Plan land use designation at no cost to the applicant. Under this procedure, the applicant requested a zoning map amendment from Mixed-Use Suburban (MS) to Mixed Employment (ME) on a ±30.2 acre vacant site located along the west side of U.S. 395 between the North McCarran and Parr Boulevard interchanges. The current zoning does not conform to the underlying Master Plan land use designation of Mixed Employment (ME). The proposed zone change from MS to ME will bring the property into conformance with the Master Plan land use designation. City staff and Planning Commission recommend Council approve the zone change request by ordinance.

 

Background: Prior to the adoption of the new Title 18 Land Development Code on January 13, 2021, the site was zoned Mixed-Use/Dandini Regional Center Overlay (MU/DRC). This district allowed for a variety of uses including light industrial operations. The code update translated the existing MU/DRC zone to the MS zone, which is more restrictive for industrial use types. Also, the MS zoning designation does not conform to the underlying Master Plan land use designation of the property.

 

Staff will begin the second phase of the comprehensive code update this spring. This process will consist of a review and reconciliation of zoning designations with Master Plan land use designations. This process is anticipated to take several years. In the interim, the new code offers applicants the ability to apply for a zoning map amendment to bring the zoning designation into conformance with the Master Plan land use designation at no cost to the applicant.

 

The Planning Commission staff report (Attachment 1) analyzed compatibility with the surrounding existing and planned land uses, as well as conformity with the Master Plan. Staff determined that the proposed ME zoning designation is consistent and compatible with the planned zoning and existing land uses in the immediate vicinity. There is an apartment complex within the MS zone located on a hilltop ±300 feet to the west and separated by a significant grade. Similarly, the Sun Villa Mobile home community is located to the south and is separated by a large hillside that provides complete visual separation to and from the site. Existing light industrial uses are located to the north and the Truckee Meadows Community College and Desert Research Institute properties are located to the east, all of which are zoned MS and are pending an evaluation of the Master Plan/zoning inconsistencies. Assignment of the proposed ME zoning district would further the Master Plan objective of promoting light manufacturing, processing, wholesaling, flex space, research and development, and office uses and preclude the high density residential development allowed under the existing MS zone.

 

Staff was able to make all of the findings and recommended approval of the zone change. 

 

Discussion:  There was no Planning Commission discussion. 

 

Planning Commission Vote: Recommendation for approval: seven in favor; none opposed; none absent.

 

Financial Implications:  The zone change to ME allows for business-related, non-residential uses which often provides positive fiscal impact in the form of tax revenue. 

 

Legal Implications:  None at this time.

 

Findings: As set forth in RMC 18.08.504(d), the Planning Commission and City Council shall find that the zoning map amendment meets the following findings:

 

(1)   The amendment, together with changed components of the Title, promotes, or does not conflict with the provisions of NRS 278.250(2) (outlined below)

 

The zoning regulations must be adopted in accordance with the Master Plan for land use and be designed:

 

a.              To preserve the quality of air and water resources.

b.              To promote the conservation of open space and the protection of other natural and scenic resources from unreasonable impairment.

c.              To consider existing views and access to solar resources by studying the height of new buildings which will cast shadows on surrounding residential and commercial developments.

d.              To reduce the consumption of energy by encouraging the use of products and materials which maximize energy efficiency in the construction of buildings.

e.              To provide for recreational needs.

f.              To protect life and property in areas subject to floods, landslides and other natural disasters.

g.              To conform to the adopted population plan, if required by NRS 278.170.

h.              To develop a timely, orderly and efficient arrangement of transportation and public facilities and services, including public access and sidewalks for pedestrians, and facilities and services for bicycles.

i.              To ensure that the development on land is commensurate with the character of the physical limitations of the land.

j.              To take into account the immediate and long-range financial impact of the application of particular land to particular kinds of development, and the relative suitability of the land for development.

k.              To promote health and the general welfare.

l.              To ensure the development of an adequate supply of housing for the community, including the development of affordable housing.

m.              To ensure the protection of existing neighborhoods and communities, including the protection of rural preservation neighborhoods.

n.              To promote systems which use solar or wind energy.

o.              To foster the coordination and compatibility of land uses with any military installation in the city, county or region, taking into account the location, purpose and stated mission of the military installation.

 

(2)   The amendment is in substantial conformance with the Master Plan.

Ordinance or Resolution

 

             

             

                           

AN ORDINANCE TO AMEND TITLE 18, CHAPTER 18.02 OF THE RENO MUNICIPAL CODE, ENTITLED "ZONING", REZONING A ±30.24 ACRE SITE GENERALLY LOCATED WEST OF US 395 AND SOUTH OF THE TERMINUS OF WES COURT FROM MIXED-USE SUBURBAN (MS) TO MIXED EMPLOYMENT (ME); TOGETHER WITH MATTERS WHICH PERTAIN TO OR ARE NECESSARILY CONNECTED THEREWITH.

 

THE CITY COUNCIL OF THE CITY OF RENO DO ORDAIN:

 

SECTION 1. Chapter 18.02 of the Reno Municipal Code is hereby amended by adding thereto a new section to be known as Section 18.02.102(b).1405 relating to a ±30.24 acre site generally located west of US 395 and south of the terminus of Wes Court and more particularly described in the attached "Exhibit A" and rezoning said property from Mixed-Use Suburban (MS) to Mixed Employment (ME), the same to read as follows:

 

Sec. 18.02.102(b).1405. The zoning of the City of Reno as heretofore established is hereby amended in the manner shown on the map labeled Case No. LDC21-000042, thereby changing the use of land indicated therein, relating to a ±30.24 acre site generally located west of US 395 and south of the terminus of Wes Court and more particularly described in the attached "Exhibit A", and rezoning said property from Mixed-Use Suburban (MS) to Mixed Employment (ME)

 

 

CASE NO. LDC21-00042 (Wes Court Hobby Condos Zone Change)

APN NO. 035-672-14 through -15; and 035-672-17


SECTION 2.  This Ordinance shall be in effect from and after its passage, adoption and publication in one issue of a newspaper printed and published in the City of Reno.

 

SECTION 3.  The City Clerk and Clerk of the City Council of the City of Reno is hereby authorized and directed to have this Ordinance published in one issue of the RenoGazette Journal, a newspaper printed and published in the City of Reno.

 

PASSED AND ADOPTED this       day of                 ,       , by the following vote of the Council:

 

AYES:

 

NAYS:

 

ABSTAIN:

 

ABSENT:

 

 

              APPROVED this           day of                                           ,      .

 

 

 

 

                                                                

MAYOR OF THE CITY OF RENO

 

ATTEST:

 

 

 

                                                                         

CITY CLERK AND CLERK OF THE CITY

COUNCIL OF THE CITY OF RENO, NEVADA

 

 

EFFECTIVE DATE: 

 

 

 

 

 

 

 

 

“Exhibit A”