SPD: Specific Plan District Zoning in the City of Reno
The SPD: Specific Plan District is a special purpose zoning classification in the City of Reno designed for projects where land uses are arranged as a single, functionally integrated entity. This district allows for a diversity of land uses and customized development standards, provided the applicant demonstrates that the plan provides substantial public benefits or innovative design that exceeds the quality achievable under standard City of Reno zoning districts. While the SPD: Specific Plan District permits flexibility, it strictly prohibits the modification of standards related to public safety, natural resources, and public infrastructure [Section 18.02.506].
Purpose of the SPD: Specific Plan District
The primary intent of the SPD: Specific Plan District is to accommodate development projects or plans where the design and configuration of uses require a unified and integrated approach. Within the City of Reno, this district ensures that various components of a project are designed to be both compatible and complementary. The City of Reno utilizes the SPD: Specific Plan District to regulate and restrict development on a project-specific or plan-specific basis, focusing on the location and physical characteristics of structures, site improvements, and open spaces [Section 18.02.506(a)].
Permitted Land Uses
The City of Reno allows for a wide diversity of land uses within an SPD: Specific Plan District, including uses that may not be found in other standard zoning districts. Because of this flexibility, the City of Reno subjects any request for an SPD: Specific Plan District designation to a heightened level of scrutiny during the review process. This ensures that the proposed uses are internally compatible and both complementary to and compatible with nearby existing or planned developments [Section 18.02.506(b)].
General Character and Development Standards
The character of an SPD: Specific Plan District is defined by its unique, site-specific design. Unlike standard districts with fixed setbacks or height limits, the SPD: Specific Plan District relies on a "Base Zoning District" as a starting point for its standards. The applicant is responsible for justifying any deviations from the base district's requirements [Section 18.02.506(c)].
SPD Development Standard Framework
The following table outlines the framework for establishing and modifying standards within an SPD: Specific Plan District in the City of Reno:
| Category | Standard Requirement |
|---|---|
| Baseline Standards | Must be based on an existing City of Reno base zoning district [Section 18.02.506(c)(1)]. |
| Modifications | Allowed if the applicant demonstrates benefits over standard zoning and improves overall design/compatibility [Section 18.02.506(c)(2)]. |
| Non-Modifiable Standards | Requirements for public safety, natural resources, and public infrastructure cannot be modified [Section 18.02.506(c)(3)]. |
| SPD Handbook | Mandatory document defining all project-specific land uses, structures, and open spaces [Section 18.08.504(c)(1)a.1]. |
| Lot & Building Standards | Defined specifically in the individual SPD Handbook; otherwise, base district standards remain in effect [Section 18.08.504(c)(1)a.1[a]]. |
Approval Criteria and Findings
For the City of Reno to approve a rezoning to the SPD: Specific Plan District, the City Council must make specific findings. The proposal must be in substantial conformance with the City of Reno Master Plan and must promote (or at least not conflict with) the provisions of Nevada Revised Statutes (NRS) Section 278.250(2) [Section 18.08.503(d)].
The City Council must also find that the SPD Handbook:
- Is consistent with the stated purpose of the SPD: Specific Plan District [Section 18.02.506].
- Addresses a unique situation or provides a substantial benefit to the City of Reno.
- Incorporates innovative design, layout, or configuration resulting in a higher quality of development than could be achieved through a standard base zoning district [Section 18.08.504(d)].
Minor Amendments to SPD Plans
The Administrator in the City of Reno has the authority to approve certain minor amendments to an established SPD: Specific Plan District without a full rezoning process. These amendments are limited to ensure the project remains consistent with its original approval.
| Amendment Type | Maximum Change Allowed |
|---|---|
| Residential Units | Increase of no more than 10 percent [Section 18.08.505(h)(2)a.1]. |
| Nonresidential Area | Increase of no more than 10 percent of gross square footage [Section 18.08.505(h)(2)a.2]. |
| Allowed Uses | No changes permitted to the list of allowed uses in the original SPD [Section 18.08.505(h)(2)a.3]. |
| Access Points | No changes that negatively impact public safety or traffic flow [Section 18.08.505(h)(2)a.4]. |
| Numeric Standards | Limited to revisions allowed through the "Minor Deviation" process [Section 18.08.505(h)(2)a.5]. |
Sections Cited
- Section 18.02.506, SPD: Specific Plan District
- Section 18.08.303, Application Submittal and Handling
- Section 18.08.304, Review and Action
- Section 18.08.503, Rezoning (Zoning Map Amendment)
- Section 18.08.504, Rezoning to Specific Plan District
- Section 18.08.505, Rezoning to Planned Unit Development
- Section 18.08.804, Minor Deviation