Planning Commission Meeting
Wednesday, August 6, 2025
What Happened
The Reno Planning Commission met on August 6, 2025, to review accessory dwelling unit (ADU) regulations and other planning matters. The commission approved one ADU-related text amendment and rejected one regional project, with dozens of ADU design details remaining unresolved before the measure goes to City Council.
Key Decisions
APPROVED — Text amendment allowing attached ADUs to use same size standards as detached ADUs — Unanimous — Planning Commission recommends City Council approve modified ADU ordinance; attached ADUs will now follow the same dimensional rules as detached units.
REJECTED — Stonegate project master plan amendment — 5-4 vote — Motion failed because it did not achieve the required two-thirds majority; project continues under regional planning review.
APPROVED — June 18, 2025 meeting minutes — Unanimous — Routine procedural approval.
APPROVED — July 16, 2025 meeting minutes — Unanimous — Routine procedural approval.
Debated But Not Resolved
Lot size minimums — One standard of 5,000 square feet (changed from 9,000) applies to all ADUs, but some commissioners questioned whether attached and detached units should have different minimums. Commissioner Jockman called it a "blunt force" prohibition that blocks inner-city infill.
Parking requirements — Current draft requires one space per ADU. Commissioner Jockman argued this is rigid and inconsistent with city codes that measure parking by square footage rather than units. Staff defended one-per-unit as simpler to administer.
Design standards — Staff added design standards matching guest house requirements (similar roof pitch and materials). Some want flexibility for modern flat-roof designs; others argue strict standards prevent distinction from prohibited duplexes.
Short-term rental restrictions — Ordinance prohibits ADUs as short-term rentals (defined as less than 28 days). Commissioner Williams advocated for a six-month minimum lease instead, citing housing stability. Decision pending council direction.
Separate addresses requirement — Commissioner Harsh urged the commission not to require separate mailing addresses for ADUs, citing unintended consequences and noting that Sparks and Washoe County do not use this approach.
Owner-occupancy requirement — Staff removed this requirement due to enforcement concerns identified in other jurisdictions, but council could add it back if desired.
CCNR conflicts — Multiple commenters raised concerns about old private deed restrictions (Covenants, Conditions and Restrictions) prohibiting additional units throughout Reno. Staff clarified the city does not enforce private restrictions and included a code acknowledgement that the ordinance is not intended to conflict with them.
Minimum lease length — Discussion continues on whether to require six months, three to four months, or the proposed 28 days.
What to Watch
No items over $50,000 were approved.
ADU ordinance to City Council — Planning Commission will deliver formal recommendation to City Council for potential September 2025 adoption. Unresolved issues include lot size standards, parking calculations, design flexibility, short-term rental restrictions, and lease-length minimums.
Stonegate project — Regional Planning Commission will receive additional information before deciding whether to overturn the 5-4 rejection.
Short-term rental policy review — Staff plans a comprehensive evaluation when council provides direction on how strictly to regulate STRs citywide.
Get Reno government news every week
Every vote. Every debate. Zero jargon.