Minor Site Plan Review
Reno Annexation and Land Development Code § 18.08.602
in effect18.08.602 - Minor Site Plan Review
(a) Purpose This section describes the process by which proposed development is reviewed for compliance with the development and design standards of this Title. The minor site plan review procedure ensures that potential impacts of development are considered before submittal of an application for construction plan approval or issuance of a building permit.
(b) Applicability Approval of a minor site plan review according to the procedures and criteria in this section is required for the following development applications and activities, unless exempted under Subsection (c), below:
(1) Specified Development Applications All development activities expressly made subject to a minor site plan review in this Title.
(2) Additional Activities Subject to Minor Site Plan Review Except where modified by other provisions of this Title, a minor site plan review application is required for the following development applications:
a. Nonresidential developments adjacent to or within 300 feet of residentially zoned property. This does not include subdivision of land through a parcel map.
1. Nonresidential facilities are exempt if less than 35 feet in height and are separated from residentially zoned property by a freeway.
b. Primary or secondary schools adjacent to residentially zoned properties;
c. Commercial or industrial developments within 300 feet of a primary or secondary school;
d. Communication facilities in an Urban Zoning District or Employment Zoning District that do not meet the use standards set forth in Section 18.03.305(a)(1), Communication Facility, Equipment Only; and
e. Development proposals that qualify as a "cluster" development per Subsection 18.04.903(a)(6), Cluster Development.
(c) Exemptions The following are exempt from the minor site plan review procedure, but are subject to the standards of this Title:
(1) Accessory Structures Accessory structures with combined gross floor areas no larger than 1,000 square feet on each parcel.
(2) Additions to Nonresidential Facilities A structural addition to nonresidential facilities that would require a minor site plan review are exempt if the following conditions are met:
a. The addition does not exceed 20 percent of the size of the original development or 20,000 square feet in size, whichever is smaller.
b. The construction of the proposed addition will not materially alter the original site plan application in that no new use is involved in the addition that would itself require discretionary review, no potentially deleterious aspect of the development will be increased, the proposed addition will not have significant impacts on neighboring properties, the size of the property has not been increased, and the proposed addition will continue to comply with other conditions of the approval.
c. The exemption provided in this subsection may be used only once per property.
(3) Certain Urban Districts Projects that meet the standards of Subsection 18.04.1002(c)(1), Certain Development Exempt from Discretionary Review, with Exceptions.
(4) Solar Structures Solar structures, classified as accessory alternative utility systems.
(d) Application Submittal and Review Procedure Figure 8-9, below, identifies the applicable steps from Article 3, Common Review Procedures, that apply to the review of site plans. Additions or modifications to the common review procedures are noted below.
Figure 8-9: Summary of Minor Site Plan Review Procedures
[image omitted; see the official code]
(1) Application Submittal and Handling Minor site plan review applications shall be submitted, accepted, and revised, and may be withdrawn, in accordance with Section 18.08.303, Application Submittal and Handling.
(2) Applications Subject to Minor Site Plan Review and Minor Conditional Use Permit The processing of any development subject to a minor site plan review and a minor conditional use permit may be combined into a single application for a minor conditional use permit and processed in accordance with Section 18.08.604, Minor Conditional Use Permit at the applicant's discretion. Both the findings for a minor site plan review and a minor conditional use permit shall be made and listed in the decision letter.
(3) Alternative Process At the discretion of the applicant, any project subject to a minor site plan review may instead be processed in accordance with Section 18.08.603, Major Site Plan Review.
(4) Public Notice Public notice shall be provided in accordance with Section 18.08.305, Scheduling and Notice of Public Hearings.
(5) Staff Review and Decision The Administrator shall review the application and shall approve, approve with conditions, or deny the application for minor site plan review within 30 days of receiving the completed application in accordance with Section 18.08.303(f), Determination of Application Completeness. The decision shall be based on the general criteria in 18.08.304(e), Approval Criteria Applicable to all Applications.
(6) Appeal The decision of the Administrator may be appealed to the City Council in accordance with Subsection 18.08.307(j), Appeal.
(7) Post-Decision Actions and Limitations All common procedures in Section 18.08.307, Post-Decision Actions and Limitations, shall apply, with the following modifications:
a. No Building Permit without Approval
1. The minor site plan review, as approved by the Administrator, shall accompany the plans submitted for building permit approval, and all development of the property shall be in accordance with the approved plan.
2. No building permit shall be issued until the minor site plan review application and all other associated applications have been approved and any applicable appeal period is exhausted. Any building permitted when an application has been appealed or prior to the end of the appeal period shall be submitted "at risk," with no refunds due if the minor site plan review is not finally approved.
b. Time Limitations and Extensions
1. Time Limitations
[a] Minor site plan reviews that accompany tentative maps shall be valid as long as the tentative map is valid.
[b] The owner or developer shall apply for a building permit for the entire project within 18 months of the date of approval of the minor site plan review application and maintain the validity of that permit, or the minor site plan review approval shall be null and void unless a different time limitation was established at the time of final approval based on the characteristics and complexity of the project.
2. Extension by the Administrator
[a] The Administrator may extend the time limit by up to 12 months if a request is received prior to the expiration of the time limit to apply for a building permit under a minor site plan review, provided that:
i. The applicant agrees to comply with all requirements of this Title and all conditions of approval; and
ii. The applicant agrees to pay all applicable fees.
iii. No more than one administrative time extension shall be approved for any project or project phase.
3. Extension by the Planning Commission
[a] The Planning Commission may extend the time limit by six additional months if an application is received by the Administrator 45 days prior to the expiration of the extension granted by the Administrator, and the Planning Commission approves a schedule indicating that the applicant will apply for a building permit for the entire project or the relevant phase within the six month extension.
[b] In reviewing any such extension request, the Planning Commission shall consider the continued appropriateness of the project in the approved location and may add conditions to ensure that the project does not adversely impact other properties and to protect the public interest.
[c] No more than one six-month time extension shall be approved for any project or project phase.
(e) Findings In addition to meeting the criteria in Section 18.08.304(e), Approval Criteria Applicable to all Applications, the following findings shall be made prior to granting a minor site plan review permit:
(1) General
a. The proposed design is compatible with surrounding development;
b. The proposed design is consistent with applicable development standards;
c. Public services and facilities are available to serve the project, or will be provided with development;
d. The characteristics of the project as proposed and as may be conditioned are reasonably compatible with the types of development permitted in the surrounding area; and
e. The approval will not be materially detrimental to the public health, safety, or welfare. The factors to be considered in evaluating this application shall include:
1. Property damage or nuisance resulting from noise, smoke, odor, dust, vibration, or illumination; and
2. Any hazard to persons and property.
(2) Mixed-Use Downtown (MD-) Districts In addition to the general minor site plan review findings, the following findings shall be made prior to approving a minor site plan review to modify supplemental standards for the Mixed-Use Downtown Riverwalk (MD-RD) District:
a. Strict application of the building envelope, height restrictions, Riverfront Esplanade setbacks, or provision of the design guidelines would constrain the design of the project;
b. The proposed project will not negatively impact the visual integrity of the river or result in a visual barrier to the river corridor;
c. The project provides adequate separation from the river course to allow for public circulation along the river corridor and creates pedestrian oriented public spaces adjacent to the river;
d. The project does not unduly shade the North Esplanade, or increased shading has been mitigated by providing additional or enhanced pedestrian amenities;
e. The project will enhance or preserve environmental resources;
f. The project does not impede flood flows; and
g. The project will be used by and benefits local residents.
(Ord. No. 6692, § 1(Exh. A), 1-8-25; Ord. No. 6710, § 13, 6-4-25)
Source: City of Reno, Nevada, Administrative Code, City Charter and Annexation and Land Development Code (Municode Library, library.municode.com)URL: https://library.municode.com/nv/reno/codes/land_development_code?nodeId=CH18.08ADPR_ART6DEPE_18.08.602MISIPLREFetched: 11/1/2026