Reno Architectural and Window Design Requirements

The Reno zoning code specifies requirements for architectural features, windows, and building elevations through standards for skyway design and condominium conversions. While specific glazing percentages are often found in supplemental design manuals incorporated by reference, the following standards govern the submittal and reporting of these elements.

Skyway Design and Architectural Submittals

Skyways must be designed to be architecturally compatible with their supporting buildings and the surrounding environment while preserving the community’s aesthetics [Section 18.04.1601].

Submittal Requirements

To demonstrate that a proposed skyway meets design standards, a development application must include:

• Color Skyway Elevations: These must provide an accurate representation of the proposed structure [Section 18.04.1605].
• Contextual Photographs: Applications must include color photographs of existing street views in each direction from both pedestrian and vehicular levels. These must show the roadway and abutting structures for at least 100 feet, as well as any other skyways within 660 feet (Downtown) or 1,320 feet (other districts) [Section 18.04.1605].
• Scale Models: At the City’s discretion, the applicant may be required to submit a scale model showing the accurate colors and materials of the skyway and its terminus buildings [Section 18.04.1605].

Visual Standards and Scenic Preservation

A skyway must be found consistent with the following visual standards before a conditional use permit is granted:

• Scenic Resources: The design must not materially impair views of officially recognized scenic resources, such as significant mountains or historic resources [Section 18.04.1604].
• Tunnel Effect: The design must lessen the "tunnel effect" typically created by elevated structures [Section 18.04.1601, 18.04.1604].
• Design Guidelines: All skyways must conform to the Skyway Design Guidelines located in Appendix B of the Title [Section 18.04.1605].

Window Requirements for Condominium Conversions

Developers converting existing buildings into residential condominiums must submit a detailed Physical Elements Report prepared by a licensed architect or engineer [Section 18.06.309].

Structural and Condition Reporting

The report must specifically address the condition of windows and other structural elements, including:

• The current structural condition of all windows [Section 18.06.309(a)].
• The age of the windows and the date of their last replacement [Section 18.06.309(b)].
• Any modifications of the windows from the city housing and building codes in effect at the time of the report [Section 18.06.309(b)].
• Identification of any defective or unsafe windows and the proposed corrective measures to bring them into compliance with specific physical standards [Section 18.06.309(b), (d)].

General Interpretations and Minimum Standards

The provisions of the zoning code are considered the minimum requirements necessary for the promotion of public health, safety, and general welfare [Section 18.01.303]. Technical and non-technical terms are construed according to common usage unless a specific meaning is established in law or city planning [Section 18.09.107].