Reno Planning Commission approved a 336-unit townhome project while raising concerns that its traffic analysis may not account for nearby apartment and school developments.

THIS WEEK IN RENO CITY COUNCIL

Reno Planning Commission met July 2, 2026, for 2.5 hours and approved six development projects and one rezoning while leaving three cases unresolved.

THE BIG DECISIONS

• APPROVED — Resolution No. 05-26: Ladera Properties Master Plan Amendment & Zoning Map Amendment. Rezones 116.4 acres from Unincorporated Transition and 44.8 acres from Industrial to 39.3 acres Suburban Mixed-Use, 87.2 acres Parks/Greenways/Open Space, and 32.4 acres Industrial on west side of South Virginia Street — Vote: not recorded — Opens land for mixed-use and park development.
• APPROVED — Case No. LDC26-00072: North Hills Townhomes. 336 single-family attached units on 21.52 acres west of North Hills Boulevard, north of US Highway 395 Exit 74 — Vote: not recorded — Largest housing project approved; traffic study concern raised about whether nearby 342-unit apartment complex and planned school were included in analysis.
• APPROVED — Case No. LDC26-00069: Panther Hollow Tentative Map. 18 single-family detached units on 2.91 acres with reduced setbacks and corner lots under 5,000 square feet — Vote: 5-0 — Infill development with major deviations approved; Fire Marshal confirmed no secondary access required.
• APPROVED — Case No. LDC26-00078: Kengott Residence variance and major deviation. Reduces front yard setback and increases accessory building footprint from 1,200 to 1,800 square feet on Manzanita Lane property — Vote: 5-0.

MONEY MOVES

• No major spending this week.

STILL IN PROGRESS

• Case No. LDC26-00061 (Starfield ONE Major Deviation) — Public commenter questioned whether 7 units on 0.194 acres (36 units per acre) exceeds MF-30 zoning's 30-unit cap and raised concerns about only 5 on-site parking spaces for 7 units. Ward 1 Neighborhood Advisory Board prefers 7 on-property spaces over relying on public right-of-way parking on narrow University Terrace — Case remains unresolved.
• Case No. LDC26-00086 (Gordon Avenue Fence Height Deviation at 931 Gordon Ave) — Ward 2 resident opposed major deviation to extend fence from 25 feet to 69 feet, arguing it creates inappropriate visual impact inconsistent with neighborhood character. Applicants stated they were replacing pre-existing 6-foot damaged fence — Applicants requested continuance; Ward 2 NAB comments pending.
• Major Deviation Finding 2 language — Commissioner Del Villar raised whether zoning code language adequately distinguishes between "enhancing overall design/operations" versus "enhancing public benefits" in major deviation decisions — Deferred for future agenda discussion.

BY THE NUMBERS

• Meetings held: 4
• Items voted on: 4
• Total spending approved: $0
• Unanimous votes: 2
• Contested votes: 1

PULSE QUESTION

QUESTION: Should Reno prioritize removing front setback requirements to allow more infill housing in the city center, or keep them to preserve neighborhood character?

OPTIONS: ["Remove setback rules to enable more housing", "Keep setback rules as written", "Case-by-case review with flexibility"]

TAGS

Housing, Zoning, Infrastructure, Parks

Meetings This Week