Land Use Regulations for the SPD: Specific Plan District in Reno
In the City of Reno, the SPD: Specific Plan District does not utilize a standardized list of permitted or prohibited uses. Instead, all allowed land uses and development activities are uniquely defined for each project through a site-specific "SPD Handbook" that must be approved by the City Council during a formal rezoning process [Section 18.02.506]. This designation is intended for functionally integrated entities that require a diversity of land uses not found in traditional zoning districts [Section 18.02.506].
Use Determination and the SPD Handbook
Because the SPD: Specific Plan District is a special purpose zoning designation, the City of Reno requires an applicant to submit a comprehensive Specific Plan District Handbook. This handbook acts as the governing document for the specific territory it covers. Per the City of Reno Land Development Code, the handbook must include the following components regarding land use:
- Rationale for Zoning: A statement explaining why the proposed development objectives cannot be met using standard City of Reno zoning designations [Section 18.08.504].
- Base Zoning Foundation: Identification of the existing base zoning district upon which the SPD is modeled [Section 18.08.504].
- Delineation of Uses: A detailed plan that clearly identifies the location of all proposed land uses, structures, and open spaces [Section 18.08.504].
- Modification List: A detailed list of every proposed modification from the standard City of Reno zoning district provisions; any standard not explicitly modified in the handbook remains in effect as per the base district [Section 18.08.504].
Allowed and Prohibited Use Criteria
While there is no master list of uses, the City of Reno applies specific criteria when reviewing a proposed SPD Handbook to determine which uses will be allowed or restricted:
Compatibility Requirements
The City of Reno mandates that all uses within an SPD: Specific Plan District must be "internally compatible" and "complementary" to both other uses within the project and existing or planned uses on nearby lands [Section 18.02.506]. Uses that would cause significant negative impacts to the surrounding neighborhood or conflict with the City of Reno Master Plan are unlikely to be approved [Section 18.08.504].
Scrutiny of Diverse Uses
The SPD: Specific Plan District allows for a "diversity of land uses not found in other zoning districts." However, the City of Reno subjects these requests to a "heightened level of scrutiny" during the review process to ensure they serve the public interest and maintain long-term compatibility [Section 18.02.506].
Development Standards and Constraints
Although an applicant can propose unique use regulations, the City of Reno maintains strict control over certain technical and safety standards. These cannot be modified regardless of the SPD's specific plan.
Table: SPD Development and Application Requirements
| Requirement Category | Standard/Constraint |
|---|---|
| Base Zone Reference | All standards should generally be based on an existing City of Reno base zone district [Section 18.02.506]. |
| Prohibited Modifications | Requirements regarding public safety, natural resources, and public infrastructure cannot be modified by an SPD Handbook [Section 18.02.506]. |
| Demonstration of Benefit | The applicant must provide documentation showing how the SPD provides a benefit to the City of Reno over standard zoning [Section 18.08.504]. |
| Master Plan Consistency | The SPD must be in substantial conformance with the City of Reno Master Plan [Section 18.08.504]. |
| Recordation | Once approved, the final SPD plan must be filed with the county recorder before any development may occur [Section 18.08.504]. |
Minor Amendments to Approved Uses
Once an SPD: Specific Plan District has been established in the City of Reno, the Administrator has limited authority to approve minor changes to the uses or intensity without a full rezoning. These are restricted as follows:
- Residential Units: May not increase by more than 10 percent [Section 18.08.504].
- Nonresidential Area: Gross square footage may not increase by more than 10 percent [Section 18.08.504].
- Use Changes: The Administrator cannot approve any amendment that changes the allowed uses originally listed in the approved SPD Handbook [Section 18.08.504].
Sections Cited
- Chapter 18.02 Zoning Districts
- Section 18.02.506 SPD: Specific Plan District
- Chapter 18.08 Administration and Procedures
- Section 18.08.504 Rezoning to Specific Plan District