Details

Title	Municipal Code City of Reno, Nevada
Highlights	Park fees and land dedications can add to the total cost of housing, making it less affordable.   Reno allows a waiver of park fees or land dedication for each unit of a subdivision which is being developed under the entry level housing program                       It is recognized that the cost of homes in subdivisions are more expensive when the subdivision is built at a lower density.   Reno grants subdivisions bonus densities for the percentage of entry level homes included in the development
Description	The City of Reno, Nevada has several programs that impact the supply of affordable housing. Through the "Entry Level Housing" program, the city eases the housing shortage and establishes a voluntary program to make entry level housing more affordable. Chapter 18.16 of the City’s Code contains information on this program. By reducing some aesthetic requirements but maintaining necessary structural standards to protect health and safety, the city believes it can address and serve the housing needs of its low- and moderate-income population. The City gives a chart showing the ratio to density, number of bedrooms in entry level homes, and number of entry level homes per subdivision participating in programs. For subdivisions with 20 percent of its units participating in the entry level housing program, the City increases the allowed density by five percent. For subdivisions with 50 percent of the units serving as entry level housing, the City allows a 20 percent density bonus. Furthermore, a subdivision may receive an extra density bonus of up to three percent by using water saving/reduction technology and design. (Section 18.16.030) The subdivision can also receive an additional bonus of up to three percent for use of energy saving/reduction technology and design. Last, a subdivision may receive a density bonus of one unit for each unit of three or more bedroom homes included in the entry level housing program. Subdivisions participating in the entry level housing program are allowed decreased setback requirements, different from those normally required by the City On private streets, the setback requirement is a minimum of seven feet, and on public streets, the setback requirement is a minimum of fifteen feet. The City allows overhead power lines for entry level housing units, and a waiver of park fees or land dedication for each unit of a subdivision which is being developed under the entry level housing program. The conversion of apartments or rental multifamily housing into condominiums is allowed only with a special use permit. The applicant must supply information on the names and addresses of the tenants, the present rent of each unit and the one year rental history, the interior size and dimensions, the proposed initial selling price of each unit, the proposed initial association fee, and a signed report from an architect comparing the physical standards of a unit to current City code. Last, if the conversion is made pursuant to “pace of conversion” exceptions, then a copy of a statement signed by the tenants in support of the conversion is required. (Section 18.18.040) The City will not allow rental housing to be converted into condominiums if the vacancy rate for multifamily housing falls below five percent citywide. The City also requires evidence that the housing to be converted has served either an on-average low-income or on-average higher-income category of tenants for a period of at least one year prior to the application for conversion. If the tenants were in both categories over the one-year period, then the conversion is not allowed. This clause acts to ensure that lower-income residents were not forced to move out in preparation of the conversion. Multifamily rental housing can be converted into condominiums even if the vacancy rate is less than five percent if 70 percent of the current tenants sign a statement approving the conversion. (Section 18.18.060) In the modification of the code in 2005, Chapter 18, section 12, with subsection 201 adds the requirement that public transportation be within one-quarter mile of project boundaries. There was also a density bonus added in, subsection 203, where contractors received 2.5, 2. and 1.5 additional units for each unit offered to those earning less than 30, 40, and 50 percent, respectively, of the average median income. This site was accessed in June 2006.
Publication Date	2005
Organization	City of Reno, Nevada
Web Location	http://municode.com/resources/gateway.asp?pid=11467&sid=28

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