Reno AF: Airport Flight Path Overlay District Standards
The City of Reno’s AF: Airport Flight Path Overlay District modifies base zoning district standards by prohibiting all residential land uses and high-occupancy nonresidential activities within designated airport critical areas. It also requires that any proposed structure or expansion exceeding 45 feet in height be submitted to the Reno-Tahoe Airport Authority for review prior to the issuance of a building permit by the City of Reno [Section 18.02.602(a)].
Purpose and Applicability
The AF: Airport Flight Path Overlay District is established to mitigate the risk of injury and property damage for areas in the vicinity of the Reno-Tahoe International Airport and the Reno-Stead Airport. These regulations are superimposed over base zoning districts. In the event of a conflict between the base zoning standards and the AF: Airport Flight Path Overlay District standards, the overlay district's more restrictive regulations shall control [Section 18.02.601(c)].
The standards apply to all new construction and the expansion of existing buildings located within the airport critical areas as defined by the City of Reno’s official mapping [Section 18.02.602(a)(2)].
Building Height and Review Requirements
While the underlying base district may allow for significant height, the AF: Airport Flight Path Overlay District imposes a mandatory secondary review for structures reaching certain elevations.
| Standard Category | City of Reno AF Overlay Requirement |
|---|---|
| Height Submittal Threshold | Structures > 45 feet above ground level (AGL) [Section 18.02.602(a)(3)] |
| Required Documentation | Proof of plan submittal to the Reno-Tahoe Airport Authority [Section 18.02.602(a)(3)] |
| Applicable Airspace Map | FAR Part 77 Airspace Map [Section 18.02.602(a)(3)] |
Prohibited Land Uses
The AF: Airport Flight Path Overlay District significantly restricts the types of uses permitted by the base zoning. Even if a use is "Permitted" (P) in a base district, it is prohibited if it falls into the following categories within the overlay:
Residential and Sensitive Uses
- All Residential Uses: Any form of permanent residential land use is prohibited [Section 18.02.602(a)(4)(a)].
- Temporary Lodging: Buildings intended for overnight stays of at least one night, including hotels, motels, homeless shelters, and custodial institutions [Section 18.02.602(a)(4)(b)].
- Institutional Services: Primary and secondary schools, hospitals providing acute or overnight care, and childcare facilities [Section 18.02.602(a)(4)(c)].
High-Occupancy Nonresidential Uses
The City of Reno prohibits uses that result in high concentrations of people to limit potential casualties in the event of an aviation incident.
| Occpancy Type | Prohibited Concentration Threshold |
|---|---|
| Daily Average | > 25 persons per acre per parcel per hour over a 24-hour period [Section 18.02.602(a)(4)(e)] |
| Short-Term Concentration | > 50 persons per acre per parcel for more than two hours [Section 18.02.602(a)(4)(f)] |
Specific high-occupancy examples prohibited by the AF: Airport Flight Path Overlay District include sports arenas, stadiums, racetracks, banquet halls, religious assemblies, and indoor or outdoor amusement/recreation facilities [Section 18.02.602(a)(4)(d)].
Hazardous and Utility Uses
- Flammables/Toxics: Above-ground bulk tank storage of compressed flammable or toxic gases and liquids, as well as gas stations [Section 18.02.602(a)(4)(g)].
- Infrastructure: Electric power plants and substations [Section 18.02.602(a)(4)(h)].
- Specialized Facilities: Rifle ranges [Section 18.02.602(a)(4)(g)].
Aviation Safety Performance Standards
The City of Reno requires that development within the AF: Airport Flight Path Overlay District avoid creating physical hazards for aircraft. Modifications to base district site design or material standards include:
- Reflective Materials: Prohibition of any use or building material that causes sunlight to be reflected toward aircraft during takeoff or final approach [Section 18.02.602(a)(4)(i)].
- Bird Attractants: Prohibition of any use that attracts large concentrations of birds [Section 18.02.602(a)(4)(j)].
- Electrical Interference: Prohibition of any transmission system that generates electrical interference detrimental to aircraft instrumentation or navigation [Section 18.02.602(a)(4)(k)].
Sections Cited
- Section 18.02.601, Overlay Districts, Generally
- Section 18.02.602, General Overlay Districts