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 Reno
 Land Development Code
 Chapter 18.12. GENERAL DEVELOPMENT AND DESIGN STANDARDS
 Article XVI. HILLSIDE DEVELOPMENT

  § 18.12.1605. Calculation of Density.  

Latest version.

  • To retain the natural features of hillsides, the maximum number of dwelling units shall be reduced as slope increases in accordance with Table 18.12-19 (Hillside Density Calculation), and the following standards:

    (a)

    Each property to be developed shall be divided into cells of similar slope, utilizing the slope ranges listed in Table 18.12-19.

    (b)

    The 100-year floodplain of major drainageways plus a 15 foot wide buffer on both sides shall be excluded from density calculations and shall not be allocated any development for purposes of hillside density calculations. (See Article XIX (Drainageway Protection Standards) for applicable major drainageway standards.) Notwithstanding the above, the area excluded from density calculations shall not exceed 80 feet in width along each major drainageway.

    (c)

    In zoning districts without residential base density standards, allowable development density shall be based on other applicable provisions of this Title 18.

    (d)

    The maximum number of dwelling units allowed by Table 18.12-19 may only be realized if the proposed development complies with all other applicable provisions of this article.

    TABLE 18.12-19: HILLSIDE DENSITY CALCULATION (1)
    SLOPE RANGE COLUMN A:
    DENSITY REDUCTION
    FACTOR     		COLUMN B:
    BASE ZONING
    DENSITY
    (UNITS/ACRE)
    (2)(3)     		COLUMN C:
    ACRES WITHIN
    SLOPE RANGE
    (3)     		COLUMN D:
    DWELLING UNIT
    ALLOCATION
    (3) (4) (5) (6)
    0—15% 1.0 (No Reduction)
    15.1—20% 0.6
    20.1—25% 0.2
    25.1—30% 0.1
    Greater than
    30%     		0
    (No Density Allocation)
    Sum of Column D
    Entries = Maximum
    Dwelling Units for the
    Project
    Table 18.12-19 Notes:
     (1)  Allowable dwelling units are determined at the project level - the dwelling unit allocation for each slope range is for calculations purposes only.
    (2)  Base zoning density is identified in Table 18.12-1 of Section 18.12.102 for single-family residential zoning districts and in Table 18.12-2 of Section 18.12.103 for multi family residential zoning districts.
    (3)  Base zoning density, acres within each slope range, and the unit allocation for each slope range shall be rounded to two decimal points.
    (4)  For each row, columns A, B and C are multiplied to determine the number of dwelling units allocated to each slope range (column D).
    (5)  The sum of allowable units within each slope range represents the maximum number of dwelling units for each project.
    (6)  Maximum dwelling units for the project shall be rounded down to the next whole number.