PUD: Planned Development Land Use and Regulations

The PUD: Planned Development district in the City of Reno is a special purpose zoning designation that allows for any combination of land uses permitted within any other city zone, provided they are specified in an approved PUD Plan. These developments must be at least ten contiguous acres in size and are designed to provide greater flexibility than standard zoning to achieve innovative, higher-quality designs and public benefits. The City of Reno City Council ultimately determines the allowed uses for each specific PUD based on their compatibility with one another and the surrounding environment [Section 18.02.507].

Permitted Land Use Flexibility

Unlike standard zoning districts in the City of Reno, the PUD: Planned Development designation does not have a fixed list of "by-right" uses. Instead, the designation functions as a customized "Special Purpose District" where the specific mix of permitted uses is established through the adoption of a PUD Plan and Handbook [Section 18.02.507(b)].

The PUD: Planned Development district may include any use category recognized by the City of Reno Land Development Code, including:

Residential Uses: Single-family, multi-family, or attached housing.
Commercial Uses: Retail, office, service-oriented, or entertainment facilities.
Public/Civic Uses: Parks, schools, and community facilities.
Industrial/Employment Uses: Manufacturing, processing, or research facilities.

The primary requirement for allowing these uses is that the "combination of uses is planned in a manner compatible to each and to the surrounding environment" [Section 18.02.507(b)].

Residential and Nonresidential Ratios

When the City of Reno reviews a PUD application, the City Council must specifically find that the proposed project has a ratio of residential to nonresidential use that is appropriate for the area and compatible with nearby land uses [Section 18.08.505(g)(3)].

Prohibited and Restricted Uses

The City of Reno prohibits or restricts uses within a PUD: Planned Development based on two criteria:

Exclusion from the Plan: Any use not explicitly listed as an allowed use in the adopted Specific PUD Plan or Handbook is prohibited [Section 18.03.204].
Incompatibility: The City Council may deny a specific use if it is found to be materially detrimental to public health, safety, or welfare, or if it does not integrate harmoniously with the site or surrounding neighborhood [Section 18.02.507(a)].

Development and Approval Standards

While uses are flexible, the City of Reno mandates that PUD: Planned Developments meet high standards for infrastructure and community planning.

Standard Category	PUD: Planned Development Requirement
Minimum Development Size	10 contiguous acres (unless the decision-making body finds a smaller size justified) [Section 18.02.507(c)]
Location	Must be located within the corporate limits of the City of Reno [Section 18.02.507(d)]
Allowed Uses	Any use permitted in any zone classification, subject to Plan approval [Section 18.02.507(b)]
Lot and Building Specs	Custom standards for lot size, coverage, and height are set by the City Council for each project [Section 18.02.507(d)]
Common Open Space	Required; must include recreational amenities [Section 18.02.507(f)]
Public Safety Standards	Requirements for safety, natural resources, and infrastructure cannot be modified [Section 18.02.507(e)(3)]

Mandatory Findings for Use Approval

Before the City of Reno can approve the mix of uses in a PUD: Planned Development, the Planning Commission and City Council must verify that the project meets several mandatory findings:

Master Plan Consistency: The proposed uses must implement and be consistent with the goals of the Reno Master Plan [Section 18.02.507(a)].
Public Interest: Any departures from standard zoning regulations regarding use or bulk must be shown to be in the public interest [Section 18.08.505(g)(2)].
Public Benefit: The applicant must demonstrate that the project provides a public benefit not typically achieved under standard zoning, such as enhanced open space, preservation of natural or cultural assets, or improved public facilities [Section 18.08.505(g)(9)].

Sections Cited