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COMMUNITY SERVICES DEPARTMENT

PLANNING & BUILDING DIVISION

Master Plan

Land Use and Transportation Element

WASHOE COUNTY

NEVADA

1001 E. Ninth St., Reno, NV 89512 Telephone: 775.328.6100 – Fax: 775.328.6133 https://www.washoecounty.us/csd/planning_and_development/master_plan.php

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COMMUNITY SERVICES DEPARTMENT

PLANNING & BUILDING DIVISION

Master Plan

Land Use and

Transportation Element

This document is one of a series that, as adopted, constitutes a part of the Master Plan for Washoe County, Nevada. This document is available for $10.00 from the Washoe County Department of Community Development. If you have a copy of the Washoe County Master Plan notebook, please place this behind the Land Use and Transportation Element tab. The Washoe County Master Plan can also be found on our department’s website.

In accordance with Article 820 of the Washoe County Development Code, the Land Use and Transportation Element was amended by Master Plan Amendment Case Number MPA11-005. This amendment was adopted by Resolution Number 11-11 of the Washoe County Planning Commission on July 5, 2011, by the Washoe County Commission on August 9, 2011, and found in conformance with the Truckee Meadows Regional Plan by the Regional Planning Commission on September 14, 2011. The adopting resolution was signed by the Washoe County Commission Chairman on September 27, 2011. Amended by the Washoe County Commission, Resolution Number R20-049 on September 22, 2020 and found in conformance with the Truckee Meadows Regional Plan on November 12, 2020.

FIFTH PRINTING, NOVEMBER 2020

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Contents

List of Figures

List of Tables

List of Photos

Acknowledgments

Washoe County Board of County Commissioners

John Breternitz, Chair Bonnie Weber, Vice Chair David E. Humke Kitty Jung Robert M. Larkin

Office of the County Manager

Katy Simon, County Manager John Berkich, Assistant County Manager David Childs, Assistant County Manager

Washoe County Planning Commission

Dian A. VanderWell, Chair Neal Cobb, Vice Chair Roger M. Edwards Vaughn Hartung Roy H. Hibdon William Weber D.J. Whittemore

Washoe County Department of Community Development

Project Staff (Element Update)

Janice See, AICP, Planner, Project Coordinator, Former Staff Member Catherine Lorbeer, AICP, GISP, Senior Planner, Former Staff Member Don Morehouse, Planner Nicholas D. Exline, Public Service Intern Jonathan Pheanis, Former Public Service Intern Moni J. Fox, Technology Systems Developer II Sara DeLozier, Office Support Specialist Advanced Planning Program Staff

Photos courtesy Nicholas D. Exline.

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Introduction

The purpose of the Land Use and Transportation Element (LUTE) is to set goals, policies, and action items that will shape communities throughout Washoe County through the year 2025. The Element establishes location and use of land and transportation systems. The primary focus is to provide for future population and employment in Washoe County. The timing of new development should correlate with transportation capacity and infrastructure needs which have been established in the Master Plan.

There are many factors that influence where future development will occur. These factors include historic growth patterns, economic conditions, national and regional policy, marketing trends, location of existing development, public land and environmental constraints. The purpose of the LUTE is to encourage sustainable growth practices while discouraging sprawled communities where the automobile is viewed as a necessity to obtain daily amenities.

The LUTE will encourage the development of appropriate character-based communities within Area Plans consistent with the Regional Land Designations and Priority Hierarchy of the Truckee Meadows Regional Plan. As development occurs within the Truckee Meadows Service Area, smart growth practices will be adhered to. Smart growth is defined as a collection of land use planning techniques that features compact, mixed-use, sustainable development with the objective of creating more attractive, livable, economically strong communities while protecting natural resources. These terms are discussed in length throughout the LUTE. Within suburban Washoe County, this form of sustainable development will begin to be used to meet the needs of the present without compromising the ability of future generations to meet their own needs.

The policies and action plans established in the LUTE are intended to address broad County needs up to and beyond the year 2025. These policies and action plans are to be used as a guide for the public, decision makers, and staff as to the ultimate pattern of development for the unincorporated areas of Washoe County. Should an initial conflict arise between a policy found within the LUTE and a policy within any of the Washoe County Area Plans, the conflict will initially be resolved in favor of the Area Plan policy. However, an analysis and public review of both policies will be conducted in a timely manner to determine which plan should be amended to best serve the public.

This Element is divided into three sections. The Goals and Policies section contains the decision-making policies that were derived from the principles and vision of the individual land use and transportation plan sections. The Land Use section addresses conditions and trends that influence growth in unincorporated Washoe County, analyzes the distribution and interrelationships of the various land use types, and contains policies and action plans which establish a development pattern for the year 2025. The Transportation section addresses current transportation service conditions and trends, analyzes and identifies future facility needs, and contains policies and action plans to achieve an efficient, safe and attractive transportation system.

Goals and Policies

Land Use

Goal One: Influence future development to abide by sustainable growth practices.¹

LUT.1.1 Washoe County will conform to the Truckee Meadows Regional Plan’s Regional Land Designations in order to direct growth to sustainable development areas based on the Character Management Areas (CMAs) outlined in the area plans.

LUT.1.2 Mixed-use, sustainable developments are extremely encouraged.

LUT.1.3 Streets should be narrowed and interconnected with bicycle lanes to provide more opportunity for walking and cycling as viable as well as desirable and safe modes of transportation.

LUT.1.4 Residential should be within close proximity to retail/commercial land uses within the TMSA to facilitate both walking and cycling as desirable and safe modes of transportation.

Goal Two: Standards ensure that land use patterns are compatible with suburban development and incorporate mixed-use.¹

Policies

LUT.2.1 Ensure that existing and proposed land uses are compatible.

a. Projects shall be evaluated with the intent to promote mixed-use and land use compatibility.

b. Mixed-use refers to the combining of retail/commercial and/or service uses with residential or office use in the same building or on the same site in one of the following ways:

i. Vertical Mixed-Use - A single structure with the above floors used for residential or office use and a portion of ground floors for retail and commercial (Photo 2).

ii. Horizontal Mixed-Use, Attached - A single structure, which provides retail/commercial or service use in the portion fronting the public or private street with attached residential, or office uses behind (Photo 3).

iii. Horizontal Mixed-Use, Detached - Two or more structures on one or more parcels of land which provide retail/commercial or service uses in the structure(s) fronting the public or private street, and residential or office uses in separate structure(s) behind the site.

Photo 1: Mixed-Use

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An example of existing unincorporated Washoe County mixed-use located at the Country Club Village development in Incline Village.

Photo 2: Vertical Mixed-Use

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Photo 3: Horizontal Mixed-Use

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An example of horizontal mixed-use located within the City of Reno located on the corner of 9^th Street and Evans Avenue.

LUT.2.2 Allow flexibility in development proposals to vary lot sizes, cluster dwelling units, and use innovative approaches to site planning providing that the resulting design is compatible with adjacent development and consistent with the purposes and intent of the policies of the Area Plan. Development applications shall be evaluated with the intent to satisfy the minimum following criteria:

a. Directs development away from hazardous and sensitive lands.

b. Preserves areas of scenic and historic value.

c. Provides access to public land.

d. Retains agricultural uses, fire and windbreaks, wildlife habitat, wetlands, streams, springs and other natural resources. An adequate amount of prime resources must be retained in order to sustain a functioning ecosystem.

e. Accommodates the extension and connection of trail systems and other active and passive recreational uses. f. Furthers the purposes and intent of the respective Area Plan. g. Prevents soil erosion. h. Encourages a minimum distance from residential dwellings to active recreation in parks.

LUT.2.3 Require existing suburban neighborhoods to integrate their street network with new development to create connectivity and promote walking and cycling as safe and desirable modes of transportation and recreation. a. Require appropriate buffers to mitigate conflicting land uses. b. Encourage development patterns and land uses that can coexist with existing noise generating activities such as high volume roadways, rail lines, flight paths and intense employment activities. c. Require transitioning techniques to preserve rural areas from suburban encroachment. d. Encourage existing neighborhoods to integrate their street network with the new development to create connectivity and fluidity.

LUT.2.4 Development reviews shall include a process to ensure that a safe and reasonable walking/biking route exists between all relevant land uses that promote these alternative transportation modes within a community or region. a. The addition of Class 1 and 2 bicycle lanes will be evaluated where appropriate within new suburban developments. The connection of all existing bikeway systems will help provide an efficient interconnected system. b. Class 1 bicycle lanes (full grade separation from roadway) are encouraged as much as possible to increase safety and promote cycling and walking as viable and desirable modes of transportation.

Photo 4: Class 1 Bicycle Lane

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Photo 5: Class 2 Bicycle Lane

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Goal Three: The majority of growth and development occurs in existing or planned communities, utilizing smart growth practices.¹

Policies

LUT.3.1 Require timely, orderly, and fiscally responsible growth that is targeted based on the Regional Land Designations outlined in Table 3.1 and Map 2 of the Truckee Meadows Regional Plan:

LUT.3.2 In order to provide a sufficient supply of developable land to meet the needs of the population, Area Plans shall establish growth policies that provide for a sufficient supply of developable land throughout the planning horizon of the next 20 years, with considerations to phase future growth and development based on the carrying capacity of the infrastructure and environment.

LUT.3.3 New development in the Rural Area (RA) shall be limited to a minimum lot size of 5 acres unless clustering is approved as part of a Rural Development Area (RDA) as referenced per the 2019 Regional Plan policy RF7.

LUT.3.4 Strengthen existing neighborhoods and promote infill development. a. Identify and assist in revitalizing older maturing neighborhoods to ensure their long-term stability. b. Promote commercial revitalization. c. Capital Improvements Program (CIP) expenditures should be directed to infrastructure development in existing areas with inadequate services. d. Promote funding resources such as the Nevada Brownfields Program to redevelop properties. e. Create density bonuses and other innovative development tools to encourage infill in targeted areas.

LUT.3.5 Area Plans shall identify adequate land, in locations that support the regional form and pattern, for the residential, commercial, civic and industrial development needs for the next 20 years, taking into account land use potential within the cities and existing unincorporated centers, existing vacant lots, and resource and infrastructure constraints.

LUT.3.6 The requirement of cooperative planning as stated in the Truckee Meadows Regional Plan shall be implemented through notice of the two cities of Master Plan amendments within those areas of interest identified by each city no later than ten (10) working days of the anticipated action by the Washoe County Planning Commission.

Goal Four: Land use patterns allow for a range of housing choices and interconnected streets.¹

Policies

Photo 6: Interconnected Street Network

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Goal Five: Development occurs where infrastructure is available.¹

Policies

LUT.5.1 Recognize the relationship between land use timing and the provision of adequate services and facilities.

a. Provide an adequate facilities plan that meets the requirements described in the Development Guidelines section of the Land Use Groups.

b. Consideration should be given to the long-term inefficiency of development with individual systems as opposed to the possible formation and use of community facilities districts.

LUT.5.2 Proposed development plans shall be required to provide the minimum service standards as described in the Land Use and Transportation Plan.

LUT.5.3 New development shall not reduce the quality of service for existing residents and businesses nor reduce the ability of public agencies to provide quality service.

LUT.5.3.1 Pursuant to the provisions of Nevada Revised Statutes, Chapter 278, military installations shall be noticed of a proposed planning or development action initiated by Washoe County or applied for by a property owner.

LUT.5.4 Locate more intense pedestrian and transit-oriented development along major roads, transit corridors, and in activity centers within village centers.

Goal Six: Land use and transportation decisions support a healthy economic base.

Policies

LUT.6.1 Acknowledge the importance of Washoe County (including the incorporated cities of Reno and Sparks) in the continuing development of Northern Nevada’s regional economic base.

a. Strengthen and support the identity of the region by encouraging land uses that both contribute to the character of the community and enable the area to sustain a viable economic base.

b. Encourage land uses that preserve a quality of life and define a sense of place within the region.

LUT.6.2 Promote development projects that direct resources to promote business attraction, retention and expansion.

Goal Seven: Development patterns in the unincorporated TMSA provide an alternative to the higher intensity land use patterns that are found in the higher tiers in cities as referenced in LUT 3.1.

Policies

LUT.7.1 Village land use patterns may be developed in limited suburban locations.

a. Villages should create secondary nodes of activity that complement larger city services rather than compete.

b. Higher density urban villages should be located at the center of the village to take advantage of infrastructure and to provide a more efficient means of providing services.

c. An urban village may include a mixed-use, higher density community located at the center of a suburban area.

LUT.7.2 New tourist commercial development shall locate in areas designated or planned for such use, and shall provide unique opportunities that could not occur in existing tourist commercial areas (i.e. self-contained resort or preserve).

a. Generally, these areas will be located:

i. In designated character areas, as shown on the Area Plan maps, where infrastructure exists or is planned;

ii. In areas where they complement the historical, recreational, cultural and civic resources of the community and region; and/or

iii. Where they are compatible with and do not adversely impact existing and proposed residential areas. b. Tourist commercial development shall be designed to serve as a focal point in the community. c. Self-contained resorts, that are located outside urban/suburban service areas, shall contain a full range of private services, employment opportunities and adequate public services and facilities within the center. Provisions shall be made for employee housing and living needs within the boundaries of the development.

Goal Eight: Development patterns in the unincorporated General Rural (GR) or General Rural Agricultural (GRA) County designation, or, provide an alternative to the higher intensity land use pattern that is found within the TMSA.¹

Policies

LUT.8.1 Outlying areas should provide lifestyle alternatives for rural land uses as defined in the land use plan.

LUT.8.2 These rural areas will retain their present character.

LUT.8.3 The Warm Springs Area Plan includes Area Modifiers for GRA (See Development Code Section 110.226.15).

Goal Nine: Natural resources are highly valued.

Policies

LUT.9.1 Create, maintain, and connect usable open space for aesthetic, recreational purposes and natural resource protection.

a. Development assurances shall provide that the open space will be used as intended and will be adequately maintained. The following measures shall be used as applicable:

i. Designate open space areas to a classification consistent with the intended use.

ii. Record Conditions, Covenants and Restrictions (with the County as an interested party) or other contractual agreement with specification of the intended use and prohibition of future sale of the property without consent of the County.

iii. Specify use of the property (e.g. common area) on recorded maps.

iv. Dedicate easements (with the County as an interested party) that specify the intended use.

v. Provide financial assurances for any proposed improvements within the open space.

vi. Provide mechanisms to assure perpetual maintenance of the open space.

vii. When a density bonus or density transfer is proposed, the parcel that is proposed to be use-restricted should be included as part of the tentative map.

LUT.9.2 Use techniques for not developing parcels or portions of parcels, such as transfer of development rights, conservation easements and conservation subdivisions, in environmentally sensitive and aesthetically valuable areas.

LUT.9.3 Use building envelopes and localized grading, to reduce balding and cut and fill, in environmentally sensitive areas.

LUT.9.4 Reduce the impacts of development on water quality, land subsidence and fissuring, and riparian habitat.

LUT.9.5 Require the connection of open space; trail access and bikeway systems with regard to a multitude of different trail uses.

Goal Ten: The public has access to open space resources.

Policies

LUT.10.1 Facilitate the protection of view corridors within scenic corridors. A methodology (as determined within a public process) should be developed to identify and protect view shed corridors.

LUT.10.2 Ensure protection of public access around existing regional parks and public lands from urban encroachment.

LUT.10.3 Ensure that development proposals provide adequate public access to adjacent public lands. The access should be designed so it does not restrict development on adjacent private lands.

LUT.10.4 Ensure compatibility between surrounding land uses and public lands. Ensure proper coordination among public agencies and adjacent private landowners in the management and planning of public lands.

LUT.10.5 Preserve the views along roadways and established trails by designating scenic corridors along roadways and trails that have exceptional views (as defined in County Area Plans). Design guidelines should be developed to protect the view sheds.

LUT.10.6 Promote an interconnected open space system that accommodates and provides efficient access to all reasonable trail uses.

LUT.10.7 Participate in multi-jurisdictional projects that promote open space protection.

Goal Eleven: Public lands are a vital component of the community.

Policies

LUT.11.1 Ensure that public lands are compatible with the environmental sensitivity of the area and with existing and planned uses on adjacent privately owned lands.

LUT.11.2 Ensure compatibility between surrounding land uses and public lands. Ensure proper coordination among public agencies and adjacent private landowners in the management and planning of public lands.

Goal Twelve: Washoe County should implement policy to acquire and preserve open space.

Policies

LUT.12.1 Where applicable, Washoe County should consider implementing transfer of development rights to acquire and preserve valuable pieces of open space.

LUT.12.2 In reviewing development or other land use applications, the County shall consider open space values and other characteristics, which contribute to the open and rural character or unincorporated Washoe County.

Goal Thirteen: Washoe County should ensure appropriate resource management of open space designated areas.

Policies

LUT.13.1 The County shall identify and work to assure the preservation of Environmental Conservation Areas, sensitive species habitats and corridors, riparian habitat, historical and archaeological sites, significant agricultural land, and visually important landforms.

a. The foremost management objectives of individual open space lands shall follow directly from the purpose for which the land was acquired.

b. Management of the County open space lands shall consider the regional context of ecosystems and adjacent land uses.

c. Management of individual open space lands, including those under agricultural leases, shall follow good stewardship practices and other techniques that protect and preserve natural and cultural resources.

LUT.13.2 Significant natural communities, rare plant sites, wetlands, and other important standard vegetation, should be conserved and preserved.

LUT.13.3 The County will consider creating management plans and the means for the implementation of said plans for all open space within the County.

LUT.13.4 Where necessary to protect water resources and/or riparian habitat the County shall ensure, to the extent possible, that areas adjacent to water bodies such as natural watercourse areas shall remain free from development (except designated aggregate resource areas). The County may preserve these open corridor areas by means of appropriate dedication during the development process, reasonable conditions imposed through the development process, or by acquisition.

LUT.13.5 Washoe County will consider implementing environmental educational activities, which increase awareness, understanding, appreciation, and support for stewardship of the natural and cultural resources on open space.

LUT.13.6 Preserve the public’s use of linear recreational and recreational access facilities¹, e.g. bicycle and/or pedestrian paths, bridle/equestrian paths, hiking trails, vehicle trails that have been determined by Washoe County to be linear facilities that by law, ownership and dedication by a public entity, or grant of easement through deed or map dedication are open to access and travel by any members of the general public. Preservation of the public’s use may be effected through actions that include, but are not limited to²:

a. Prohibition of the placement of structures or uses that visually or physically impede or impair the use of these facilities;

b. Notes on permits, approved maps and other planning documents specifying that permanent or temporary impediments on recognized facilities are not permitted; c. Optional acceptance of an interest in these facilities (other than fee-simple title) that permits Washoe County to prevent or remove impediments to the use of these facilities.

Goal Fourteen: Washoe County will, to the extent possible, create a cohesive interconnected trail network.

Policies

LUT.14.1 Trails and trailheads shall be planned, designed, and constructed to avoid or minimize degradation of natural and cultural resources, especially riparian areas and associated wildlife habitats.

LUT.14.2 Adverse effects on private lands shall be minimized insofar as possible by trail and trailhead placement, posting of rules and signs against trespassing, installation of containing fences where critical and any other appropriate measure.

LUT.14.3 The County shall acquire trail right-of-way through purchase, lease, donation or dedication from any public or private entity. When appropriate and beneficial, existing roads and rights-of-way will be used.

LUT.14.4 Trails shall be interconnected and provide for pedestrian, equestrian, bicycle, and motorized uses, where each use is warranted. Incompatible uses shall be appropriately separated.

LUT.14.5 The County shall work through the Consortium of Cities to assure linkage of municipal and County trails and connections between communities.

LUT.14.6 Where appropriate, new trails should be incorporated into and provided by new development and linked to establishedtrails.

LUT.14.7 Where appropriate, Class 1 bicycle lanes will be constructed.

Photo 7: Class 1 Bicycle Lane

⬚ figure Completed portion of the Tahoe/Pyramid Class 1 bicycle lane near Verdi

Goal Fifteen: Rural communities in outlying areas and in northern Washoe County are strengthened and protected from incompatible development.

Policies

Goal Sixteen: Realizing resource extraction provides a benefit to the region, efforts need to be undertaken to ensure limited degradation to the environment.¹

Policies

c. A visual analysis shall be required for all new projects. Projects that create a negative visual impact, and are expected to be in operation for a period greater than one year, shall be required to provide landscaping or other natural screening to mitigate the visual impact. The screening should be designed to allow the project to blend into the surrounding area so the eye of the casual viewer is not drawn to the operation.

Photo 8: Example of Resource Extraction

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An example of existing unincorporated Washoe County resource extraction located north of the Spanish Springs Airport.

d. Operations shall maintain compatibility with adjacent land uses by providing mitigation. Noise, dust and lighting shall meet the minimum standards considered for compatibility. Additional standards may be initiated depending on the specific situation.

e. Proposed developments shall recognize that even though the mineral extraction operations are considered temporary, the nature of the use may affect proposed development for a long period. Development projects within one mile of existing mineral resource extraction operations (including known operation routes) shall specifically address design techniques that will minimize incompatibility.

LUT.16.2 Resource extraction shall not be permitted in areas designated as critical environmental regions.

Community Design

Goal Seventeen: Future plans should begin to move away from traditional codes and begin to create and implement form-based codes and other sustainable design practices.

Policies

LUT.17.1 Washoe County will begin to create and implement form-based codes or a hybrid of form-base codes and Euclidian codes upon drafting future Area Plans.

LUT.17.2 Suburban neighborhoods should be created with a discernible center. This is often a square, green space, or memorable center. A transit station can be located at this center.

LUT.17.3 A variety of dwelling units such as houses, townhouses, and apartments are all encouraged.

LUT.17.4 Retail/commercial should be located within walking distance to homes and at the bottom floor of apartment complexes.

LUT.17.5 The streets are narrow in width and shaded with trees. This type of street network is conducive to efficient cycling and walking.

LUT.17.6 Setbacks are reduced to place building to the sidewalk creating an outdoor room.

LUT.17.7 Parking lots and garage doors rarely front the street. Parking is relegated to the rear of buildings accessed via alleyways. In single-family-homes the garage is replaced with a front porch (Photo 9).

Photo 9: Parking Placement to the Rear of Buildings

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Goal Eighteen: Suburban communities and neighborhoods, through design, will provide a safe and healthy environment.

Policies

LUT.18.1 Design neighborhood circulation to balance the safe and efficient movement of local pedestrian and bicycle traffic with the need to accommodate vehicular traffic.

a. Maximize the number of walking destinations in proximity to homes through interconnected street networks and the creation and improvement of more sidewalks. Promote safe routes to school incorporating sidewalks and graded interconnected bicycle lanes.

LUT.18.2 Design neighborhood streets with proper widths that encourage walkable communities. Graphics represented in Figures 1 through 6 demonstrate six roadway design classifications, the suggested street and sidewalk width, speed limits and land use designations associated with each type of roadway system that promote a human scale walkable community.

LUT.18.3 Limit auto-related business such as retail, service, or repair of automobiles within pedestrian-oriented districts.

a. Consider retrofitting poor-functioning pedestrian ways in old neighborhoods.

b. New developments should create public places where people can gather.

c. Limit drive-through facilities and auto-related uses, such as the sale, rental, service, or repair of vehicles, in pedestrian-oriented districts. Banks, restaurants and pharmacies that provide in-car service should assure that the drive-through design will not conflict with pedestrian circulation or create stacking of vehicles that can degrade air quality.

d. Wider walkways coupled with vegetation shall be provided in new development to facilitate pedestrian movement.

Figure 1: Lane Design Standards

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Figure 2: Street Design Standards

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Figure 3: Avenue with Parking Design Standards

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Figure 4: Main Street without Median Design Standards

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Figure 5: Boulevard Design Standards

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BOULEVARD

Pupose: Provides multi-lane access to commercial and mixed use buildings, and carries regional traffic

Features

• Lanes 11' with striped parking and bikes lanes
• Maximum 4 travel lanes
• Planting well 6 - 11'
• Sidewalks 8' on each side
• Design speed 40 mph (maximum)
• Posted speed 30 - 35 mph

Features

• Requires a 122' right of way
• Drainage - curb and gutter

Building and Land Use

• Commercial and mixed use

Figure 6: Parkway Design Standards

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PARKWAY

Purpose: Parkways bring people into town, or pass traffic throught natural areas. Parkways are not designed for development. When the parkway enters town, it becomes a boulevard.

Features

• Travel lanes 11 - 12'
• Median width 30'
• Design speed 50 mph (maximum)
• Posted speed 45 mph (maximum)
• Requires a 118' right of way (minimum)
• Drainage - swales allowed, or curb and gutter
• Multi-use trails 10 - 14'
• Planting strips 7 - 20'
• Bike lane not adjacent to travel lane.

Features

• 6' minimum paved shoulder on high-speed parkway (greater than 45 mph; typical section has shoulder with ditches)

Building and Land Use

• Parkways are designed to be on the edge of towns, nature preserves, or agricultural areas
• Multi-use trails may be on either or both sides

Photo 10: 12 Examples of Traffic Calming Techniques

⬚ figure Speed Hump

⬚ figure Speed Table

⬚ figure Raised Crosswalk

⬚ figure Raised Intersections

⬚ figure Textured Pavements

⬚ figure Traffic Circles

⬚ figure Roundabouts

⬚ figure Chicanes

⬚ figure Realigned Intersections

⬚ figure Neckdown

⬚ figure Turn-about

⬚ figure Neckdown

LUT.18.4 As appropriate, development reviews shall require an analysis of proposed sites through methods described in Crime Prevention through Environmental Design (CPTED) or similar methods that promote a safe environment. Such reviews shall include an analysis of:

a. Natural Surveillance;

b. Territorial Reinforcement; and

c. Natural Access Control.

LUT.18.5 Promote the development of walkable communities that meet the daily needs of their residents and reduce the need for automobile trips.

Goal Nineteen: Incentives to promote more sustainable development.

Policies

LUT.19.1 Certain development practices provide broad benefits to the local community and to the public at large. In order to realize these benefits, residential units in addition to the base density may be earned by committing to one or more of the following development practices:

a. The pursuit of a Green Building certification program such as the U.S. Green Building Council's Leadership in Energy and Environmental Design (LEED). LEED certifications are available for multi-unit developments.

b. Water conservation including landscape techniques, materials, or equipment certified by the Department of Water Resources.

c. Low impact grading: Utilization of grading techniques that minimize the amount of cut and fill, use alternatives to large block retaining walls, and generally result in an appearance that mimics the natural slope.

d. Common open space development: In order to earn incentive units, development proposals must commit to the following practices in addition to any standards specified under Article 410 of the Washoe County Development Code:

i. Maintain viable habitat or wildlife corridors.

ii. Create viable passive recreational opportunities.

iii. Propagate an overall design that utilizes open space, parcel design, road design, and pedestrian facilities in a manner that is consistent with the community character and sensitive to the design of existing neighboring development.

iv. Utilizes low impact grading techniques

e. Mixed-use developments: Developments that incorporate employment and commercial service opportunities, utilizing integrated designs that stimulate pedestrian and bicycle use for access to internal and external services and amenities.

f. Affordable housing: Housing affordable to homebuyers or renters earning between 80% and 120% of Area Median Income.

g. Utilize Low Impact Development (LID) techniques as described in the LID Handbook above and beyond requirements of the LID ordinance.

h. The dedication of public Open Space.

Goal Twenty: Further direction and possible incentives for the utilization of Green Building Techniques.

Policies

LUT.20.1 Consider the whole life of development applications and design appropriately for location, functions, local climate and terrain.

LUT.20.2 Use resources efficiently, minimize waste and use environmentally friendly materials in construction, operation and maintenance.

LUT.20.3 Use renewable energy where possible.

LUT.20.4 Design, utilizing green techniques, commercial centers that can accommodate a range of uses over time.

a. When possible, discourage big-box development due to the extreme difficulty of reusing a building of that size and scale.

LUT.20.5 Create incentives for new developments to incorporate solar panels that generate at least 30% of the power for the home by a given year.

a. Offer incentives to homeowners when remodeling their home to incorporate solar panels that generate at least 30% of the power for the home.

Photo 11: Solar Panels

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LUT.20.6 Encourage developers to incorporate solar power, tankless, heat-as-you-use water heaters and other renewable energy sources.

Photo 12: Renewable Energy Sources

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Tankless Water Heater Solar Thermal Collector Solar Hot Water Heater

LUT.20.7 Require developers to establish xeriscaping Best Management practices and discourage lawns.

a. Offer incentives to home/commercial/industrial property owners to remove grass from the property and replace it with xeriscaping.

b. Xeriscaping should incorporate vegetation native to Northern Nevada.

Photo 13: Xeriscaping

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LUT.20.8 Where possible, building should be situated on site to maximize energy efficiency from the sun.

LUT.20.9 A percentage reduction or total removal of the Discretionary Review fees upon percentage of utilization of Green Building Techniques.

LUT.20.10 A percentage reduction or total removal of the special use permit fees upon percentage of utilization of Green Building Techniques.

LUT.20.11 A percentage reduction or total removal of fees associated with variances if the variance in question is approved by the reviewing Washoe County appointed body and upon percentage of utilization of Green Building Techniques utilized.

Goal Twenty-one: The design of communities and neighborhoods creates a strong sense of place.

Policies

LUT.21.1 The design of new public facilities shall create a sense of community and connectivity among those who live, work and recreate within the community.

a. Neighborhoods should be planned to provide emphasis on land uses such as parks, schools and other civic uses that are centralized and act as a community center and promote community interaction.

b. Where needed, expand existing public facility links such as trails, paths, open space, and streets to create connectivity between communities.

c. Enhance the long-term attractiveness and economic viability through architectural and other man-made features.

d. Encourage developers to use varying design strategies to begin to establish a sense of community.

LUT.21.2 Nonresidential development shall be compatible with the nearby neighborhoods, service and facility capacities, and the surrounding environment.

a. Compatible is defined as the proportional relationship of the physical environment to human dimensions, acceptable to the public perception and comprehension in terms of size, height, bulk, and/or massing of buildings or other features of the built environment.

LUT.21.3 Require visual improvements to major entrances, as defined by the Area Plans, into the community and establishment of visual continuity of roadways through the various areas in Washoe County.

LUT.21.4 Preserve the character of areas throughout the County as described in the Area Plans.

LUT.21.5 Require facades and height variations around big-box commercial/retail and warehouse industrial complexes (Photo 14). Discourage blank facades around structures (Photo 15).

Photo 14: Facade with Height Variation

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Photo 15: Blank Facade

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Goal Twenty-two: Parking lots should be designed for everyday use and promote the utilization of other modes of transportation.

Policies

Photo 16: Parking Lot

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Photo 17: Parking with Non-Motorized Travel Accommodations

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Goal Twenty-three: Development respects natural constraints and available resources.

Policies

Goal Twenty-four: Washoe County will evaluate the needs of affordable housing within the unincorporated county.

Policies

c. The affordable housing within these units/subdivisions shall be dispersed evenly throughout the development. Affordable housing cannot be segregated to one area of the subdivision.

LUT.24.4 Legislation and policies that enhance equal housing opportunities shall be encouraged and supported, including but not limited to:

a. The elimination of discrimination against any person because of sex, race, age, color, religion, marital status, or national origin with regard to the sale, financing of rental housing.

b. The elimination of exclusionary or discriminatory practices in zoning, development, and construction.

c. The development of programs to provide tax relief to families and low-income senior citizens.

Systems

Goal Twenty-five: Development review enforces the goals and polices of the Master Plan.

Policies

LUT.25.1 Ensure that development proposals are in conformance with appropriate Master Plan policies and the relevant Area Plan policies.

LUT.25.2 Early in the application process, staff shall provide applicants with relevant land use and transportation goals and policies.

Goal Twenty-six: Development plans complement plans from other departments and agencies.

Policies

LUT.26.1 Transportation system plans shall be consistent with long-range land use plans.

a. Amendments to the Streets and Highway System Plan maps, which are located in the Area Plans, shall be consistent with the 20-year planning horizon of the Washoe County Master Plan and standards established as part of the 2030 Regional Transportation Plan.

LUT.26.2 Capital improvement plans shall be consistent with the adopted Regional Transportation Plan and Regional Road Impact Fee Capital Improvements Program.

LUT.26.3 Community Development staff should work with the Regional Transportation Commission and Washoe County Public Works to provide a transportation system and planning process that is responsive to community needs and conditions. Washoe County shall encourage public participation in the planning and development of its transportation system.

LUT.26.4 Ensure that roadway improvements are consistent with, and contribute to, the implementation of other adopted plans and policies.

a. Transportation system development shall be responsive to environmental concerns, including attainment of National Ambient Air Quality Standards and energy conservation.

b. Improvement priorities and funding sources shall be established for individual transportation projects in the context of overall needs as detailed in the annual Washoe County Capital Improvements Program.

LUT.26.5 Recognize that land use and transportation goals, policies and action plans are interrelated with the goals, policies and regulations of other Washoe County departments and other regional agencies. The goals, policies and action plan contained in the Land Use and Transportation Element should be reviewed annually for effectiveness and applicability.

Goal Twenty-seven: Public assets are optimized.

Policies

LUT.27.1 Promote and encourage inter-jurisdictional partnerships.

LUT.27.2 Apply cost-effectiveness guidelines for public investments in order to gauge intangible costs such as air and water pollution.

LUT.27.3 Evaluate benefit/cost ratios on all public projects.

LUT.27.4 Adopt and implement level of service standards for services such as parks, emergency facilities and operations to help promote consistency and certainty in the cost-sharing process.

LUT.27.5 Adopt and periodically update level of service standards for new development to maintain their viability.

LUT.27.6 Support the Regional Road Impact Fee (RRIF) program of assessing new development with an equitable portion of roadway improvement costs in order to maintain adopted level of service standards and to minimize the cost of new growth to existing residents. The financial responsibility for providing all local internal subdivision roads and all collector roads needed to connect new development to the regional arterial roadway network should be borne by the development(s) that benefit from their construction.

Goal Twenty-eight: Communication between other agencies, departments and the citizens of Washoe County and the Department of Community Development is valued.

Policies

LUT.28.1 Continue participation with cities in joint and cooperative planning areas.

LUT.28.2 Involve residents and other stakeholders in the review of future growth and development.

Transportation

Goal Twenty-nine: Transportation systems are seamless and efficient.

Policies

LUT.29.1 Promote the connectivity of the neighborhoods within the larger community and region by:

a. Reevaluating the carrying capacity of local collector streets.

b. Encourage block lengths that promote pedestrian, cycling, and vehicular circulation.

c. Where gated communities are created, require public pass-through (vehicular and/or pedestrian) as appropriate to minimize the travel distance.

d. Design new developments to contain stubs for connection to future adjacent developments.

e. Design new developments to utilize public transportation where it is planned.

f. Development of Class 1¹ bicycle lanes that separate cyclists and pedestrians for the roadway is encouraged.

LUT.29.2 Direct public transportation to the core of an area or to areas with more intense development.

LUT.29.3 Establish a high-quality pedestrian-oriented street environment that is visually interesting, comprehensive and varied (Photo 18).

Photo 18: Visually Interesting, Comprehensive and Varied Pedestrian-Oriented Street Environment

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Victorian Square, Sparks

LUT.29.4 Minimize travel times for daily commuters within suburban areas.

a. Acquire right-of-ways in new developments for car pool lanes and bus rapid transit lanes where appropriate when identified through adopted plans.

b. Promote the creation of mixed-use villages to allow individuals to walk to work, or utilize public transit.

LUT.29.5 Identify any future regional bypasses or through routes. Care should be taken to ensure that any future travel routes do not bisect existing or planned neighborhoods and parks.

LUT.29.6 Streets and bicycle lanes within the neighborhood shall form a connected network, which disperses traffic by providing a variety of pedestrian and vehicular routes to any destination.

LUT.29.7 The addition of new lanes for transit will be promoted without eliminating existing lanes for auto traffic.

Photo 19: Examples of Addition of Transit Lanes without Removing Existing Auto Lanes

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LUT.29.8 Require that roadway facilities be maintained and constructed as needed to ensure high quality and safe travel.

a. The Department of Public Works, with the cooperation of the Department of Community Development, should continue to maintain an acceptable level of service (LOS) for all County-maintained roadway facilities. At a minimum, LOS congestion standards will be at the level delineated in the 2030 Regional Transportation Plan, and the access management standards will be maintained.

b. Direct access to arterials shall be discouraged.

c. Parking shall be discouraged along arterials.

d. Siting of schools and other activities that have a high level of pedestrian activity are discouraged along arterials. New school sites shall not be located in such a manner that new speed controlled school zones are required along any arterial roadway, as identified in the adopted Regional Transportation Plan.

e. At a minimum, policies and standards recommended by the Washoe County Department of Public Works shall be used as the engineering and design criteria in the construction of new roadways.

LUT.29.9 Employ Transportation System Management (TSM) strategies such as minor widening, improved channelization, improved signage, traffic signals, and other low-cost mitigation measures whenever warranted and possible. Encourage carpool lanes and work times to be staggered to allow fewer individuals from utilizing the road network during peak commute times.

LUT.29.10 Protect roadway corridors through right-of-way acquisitions and dedications as development occurs. If property acquired or dedicated for roadway purposes is not needed, it may be abandoned or transferred to private ownership through the processes and terms set forth in NRS 278.480. Right-of-way is also encouraged by the County to be used, as appropriate, for non-motorized transportation, such as for pedestrian, equestrian and bicycle trails.

Goal Thirty: Transportation systems reduce dependence on automobile.

Policies

LUT.30.1 Promote and create incentives for alternative modes of transportation before expanding the roadway network through the construction of new roads.

a. All commercial development proposals that generate over 750 average daily trips should offer transportation services such as: i. Park and ride programs; ii. Employer-sponsored shuttles; iii. Employer-subsidized bus passes; iv. Employer incentives for carpooling; v. Requiring employees to pay for parking, or vi. Similar transportation demand management programs or policies. b. Encourage existing employers to develop and implement transportation demand management programs and policies. c. Require development of area public transportation services in the unincorporated portions of Washoe County to the maximum extent that is financially and operationally feasible. d. Promote, encourage, support and implement the regional bikeway plan. e. Explore and encourage options to increase pedestrian facilities. f. Explore and encourage telecommuting and teleconferencing options. g. Promote the development of market incentives for transit and vehicle reduction opportunities. h. Explore the creation of express buses during peak hours from unincorporated Washoe County employment centers.

LUT.30.2 Encourage the reduction of the proportion of trips made in single occupancy vehicles. a. Promote transit-oriented development in suburban areas. i. Transit-oriented development is a mixed-use community within walking distance of a transit stop that mixes residential, retail, office, open space, and public uses in a way that makes it convenient to travel on foot or by public transportation instead of by car. b. Explore and encourage options to increase and connect bikeways. c. Explore and encourage options to increase and connect pedestrian facilities. d. Explore and encourage telecommuting and teleconferencing options. e. Require the development of market incentives for transit and vehicle reduction opportunities. f. Explore connectivity between bicycle lanes and pedestrian paths with transit.

LUT.30.3 Maximize connectivity of all transportation modes to enhance internal movement within and between individual neighborhoods, including appropriate connections to the regional circulation system.

LUT.30.4 Create a maximum number of parking stalls for different uses that are based on average daily counts, not on outlier events. a. Discourage the creation of vast expanses of parking for strip mall development. b. Create carpool parking stalls.

LUT.30.5 Encourage large-scale commercial/retail development to incorporate a parking structure located behind the development that is also surrounded by retail/commercial space. The parking structure should have limited access points and should not be visible from the roadway.

Photo 20: Parking Surrounded by Retail/Commercial Space

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Parking Gallery located at 2[^nd] and Sierra Streets, Reno

Goal Thirty-one: Washoe County shall create a multimodal corridor along Sun Valley Boulevard to provide travel access to connect with the regional transportation system.

Policies

LUT.31.1 The multimodal corridor will be created to accommodate auto, bus, bicycle and pedestrian traffic to facilitate the linkage between these different modes.

LUT.31.2 Washoe County should consider proposing improvements along the Sun Valley Boulevard multimodal corridor for all the various modes of transportation.

a. Roadway improvements should be considered that support multi-occupant vehicle use and priority corridors, while signal coordination is optimized based on current traffic flow patterns.

b. For pedestrians, segments of missing sidewalks should be completed to provide direct and continuous connections between destinations and to transit, to continue adding enhanced pedestrian crossings at strategic locations; and continue installation of pedestrian signals and crossing count-down heads.

c. Complete missing bicycle trails and lanes to provide direct and continuous connections; consider constructing needed underpasses at high volume locations to provide safe connections; and provide bicycle route signals.

d. Transit should construct enhancements at key high-frequency transit stops including shelters, benches and trash receptacles and operational system efficiency improvements, such as bus bypass lanes, bus signal prioritization and other improvements to increase the efficiency of the bus network.

Development Constraints Area

Goal Thirty-two: Washoe County shall recognize the Development Constraints Area (DCA) within the Truckee Meadows Regional Plan.

Policies

LUT.32.1 The Regional Plan defines the Development Constraints Area (DCA) as an overlay upon the Truckee Meadows Service Areas and the Rural Development Area.

LUT.32.2 The DCA consists of playas, significant water bodies, natural slopes over 30%, publicly owned open space, and properties that are deed restricted to prevent development. Constrained lands less than 1/3 acre in size will not be included in the DCA. The DCA overlay takes precedence over otherwise applicable policies describing the desired density and intensity of development within the Truckee Meadows Service Areas and the Rural Development Area.

Implementation

Goal Thirty-three: Policies adopted in the Land Use and Transportation Element shall be implemented through amendments to the Washoe County Code, design and other appropriately adopted standards, and/or through processes approved by the Washoe County Board of County Commissioners.

Land Use Plan

The vision of the Washoe County Board of County Commissioners (BCC) acknowledges the importance of the many resources that are found in Washoe County. The land use plan supports and expands on the themes described in their Vision and Mission Statements.

BCC Vision (2006-2007)

Our vision is that by preserving and enhancing our high quality of life, Washoe County will remain a healthy, safe and compelling place in which to live, work, recreate, visit, and invest through our:

• Excellent regional services;
• Open, informed, and collaborative decision-making;
• Valued staff that is accessible and accountable;
• Quality, sustainable facilities and infrastructure;
• Responsible growth management; and
• Preservation of our natural resources, open spaces and magnificent natural landscape.

The land use plan identifies policies that, along with other Elements of the Master Plan, further define the County's vision for physical development. Land use goals and policies guide future growth into patterns that create sustainable communities that seek to balance economic opportunities and environmental quality, promote efficient use of land and public infrastructure while offering a variety of lifestyle choices, support alternate modes of transportation, and create safe and well-designed communities.

Agency Roles

As a planning agency, the Washoe County Community Development Department is required to comply with the Nevada state laws regarding planning. Nevada Revised Statutes require that a land use plan contain "an inventory and classification of types of natural land and of existing land cover and uses, and master plans for the most desirable utilization of land. The land use plan may include a provision concerning the acquisition and use of land that is under federal management within the city, county or region, including, without limitation, a plan or statement of policy prepared pursuant to NRS 321.7355."

The Land Use and Transportation Element, in conjunction with the Area Plan section of the Master Plan, satisfies the land use plan requirements as set forth in the Nevada Revised Statutes. Plans and provisions for federal land management are also located in the land use section of the Master Plan. In addition, the land use plan focuses on community design and incorporates provisions found in the state statutes for community design. Per Nevada Revised Statutes, a community design plan requires "standards and principles governing the subdivision of land and suggestive patterns for community design and development."

Nevada Revised Statutes also establish the authority and roles of planning agencies. Washoe County is required to collaborate with the associated regional agencies that operate within County boundaries. Two regional agencies directly deal with land use issues in Washoe County.

The Tahoe Regional Planning Agency leads a cooperative effort in which Washoe County is one of the participants. The land use efforts focus on preserving the natural features and resources of the Tahoe Basin. Washoe County has incorporated additional land use controls that address Tahoe Regional Planning Agency concerns within the Area Plan for the Tahoe planning area.

Remaining portions of Washoe County, with the exception of the Pyramid Lake Paiute Tribe land, falls within the jurisdiction of the Truckee Meadows Regional Planning Agency. The purpose of the agency is to promote coordination among the local jurisdictions in Washoe County. A regional plan guides the region in overall growth and land use issues. The Land Use and

Transportation Element includes land use policies that conform to the Truckee Meadows Regional Plan.

Figure 7: Regional Planning Areas

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Washoe County also works with other local governments on joint planning ventures. The Reno-Stead area, University Farms and the southern portion of the Spanish Springs area is administered through a joint planning process. The County works with the City of Reno and/or the City of Sparks to create consensus on land use decisions.

In areas agreed upon in Regional Plan Settlement Agreement Case CV02-03469, Washoe County participates in a cooperative planning process. Cooperative planning criteria and development standards help provide assurance about what, where, when and how development will occur within neighborhoods and to what standards or criteria these areas will be developed. The Washoe County master plan land use is used as a baseline for development in these areas. Any changes to the master plan designation requires conformance to cooperative planning standards. In addition, there are also areas of interest. In these areas, the County provides the Cities with information about any master plan changes and allows the Cities to review and comment on the possible impacts. If the Regional Plan Settlement is retained, it will sunset with the 2007 Regional Plan.

In the remaining unincorporated areas of the County, the Community Development Department is responsible for land use planning in the unincorporated areas of the County. The department works with citizens, boards and commissions to adopt and implement land use plans. The plans

aim to create, sustain and reinforce the character of unincorporated communities. Emphasis is on preserving resources through the implementation of plans and educational programs

Figure 8: Cooperative Planning Areas

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Source: Washoe County Department of Community Development

Existing Conditions

Growth Patterns

The earliest non-agriculture development in south Washoe County began as settlements at transportation crossroads in close proximity to the County's water and natural resources. Settlements developed at mining areas and at timber distribution centers. The railroad, trails and the Truckee River eventually caused the Reno/Sparks area (Truckee Meadows) to become the current metropolitan center for Washoe County. Over the last half of the 20th century, the popularity of automobile travel and improved transportation routes have aided in the spread of growth into the surrounding valleys.

Figure 9: Overall County Growth (1940 – 2004)

Washoe County (Southern Portion)

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Physical constraints, such as terrain and hydrology, also influenced early settlement patterns. Steep slopes at the base of the surrounding mountains presented limits to the expansion. Several unincorporated valleys still reflect the pattern of low profile, low density residential development spread throughout valley basins. However, this pattern is changing quickly due to increased pressures on land resources.

Increased pressure on land resources, coupled with a continuing increase in population, has also led to intensification of land use throughout the southern portion of the County. It is estimated that many of the buildings that will be needed in 2025 still need to be built. Unincorporated communities are approaching densities that already have, or will require, urban services. These communities include Incline Village/Crystal Bay, Verdi, Wadsworth, Gerlach/Empire, East

Washoe Lake, Cold Springs, Lemmon Valley, Golden Valley, Sun Valley, Spanish Springs, Virginia Foothills/Toll Road area, and Pleasant Valley.

Table 1 illustrates the planned land use for the unincorporated portions of Washoe County.

Table 1: Planned Land Use (Unincorporated County)

Source: Washoe County Geographic Information Systems Program Planned Land Use Dataset

Public Lands

Publicly owned lands encompass over 78 percent of land area of Washoe County. Public lands are owned by local jurisdictions, and state and federal agencies. Public lands have a variety of uses; and people often think of the lands as limitless community assets. However, not all lands will remain in public ownership. Pressures on land resources, as well as pressures of economy, may result in changing ownership to private entities. Nevertheless, planners anticipate that the majority of public land will remain under public control due to their overriding public benefit.

State Lands

When Nevada became a state, it received title to all lands submerged beneath navigable bodies of water. Washoe County water bodies that have been classified as navigable include Lake Tahoe, Washoe Lake and the Truckee River. Therefore, the state owns the beds and banks of these bodies of water. Generally, this is up to the ordinary and permanent high water mark. The exception is Lake Tahoe. In this case, the state owns the bed of the lake to an elevation of 6,223 feet.

State lands in Washoe County are under the jurisdiction of several state land agencies including the Division of Buildings and Grounds, the Division of State Parks, and the Division of Wildlife. Each agency is responsible for the management of the lands they are using. There are currently about 35,681 acres of state-controlled lands in Washoe County.

The Nevada State Parks also maintains two parks in Washoe County. They are the Lake Tahoe - Nevada State Park and the Washoe Lake State Park.

Tribal Lands

The Pyramid Lake Indian Reservation covers approximately 306,273 acres and is located in eastern Washoe County. The Paiute Indian Tribal Council administers its lands. Additionally, the Reno-Sparks Indian Colony owns approximately 160 acres of land in Lemon Valley and approximately 1,920 acres of land in Hungry Valley. The Reno-Sparks Indian Colony Tribal Council administers the land use in those areas. Land administered by the Bureau of Indian Affairs totals approximately 356,113 acres.

Federal Lands

Federal agencies administer approximately 3,320,483 acres of land in Washoe County. Each of the federal agencies has its own set of rules and policies for administration of its lands. Table 2

identifies the approximate number of acres in Washoe County managed by each of these agencies.

Table 2: Federal Lands

Source: BLM 2005, DCNR Nevada Natural Resources Status Report 2002, and Nevada Division of State Lands 2005

BLM

The Bureau of Land Management (BLM) is an agency that is under the authority of the Department of Interior. This agency is responsible for managing acres of public lands, along with belowground mineral estates. Originally, these lands were valued principally for the commodities extracted from them. Today, the public also prizes them for their recreational opportunities and their natural, historical and cultural resources they contain.

An important part of the BLM’s mission is to identify parcels for potential sale. Parcels are selected that fall into one of the following categories:

• Scattered and isolated tracts that are difficult or uneconomical to manage;
• Tracts acquired by the BLM for a specific purpose that are no longer needed for that purpose; or
• Land where disposal will serve important public objectives, such as community expansion and economic development.

UNITED STATES FISH AND WILDLIFE

The U.S. Fish and Wildlife Service is another agency that operates within the Department of Interior. Its mission is to work with others to conserve, protect and enhance fish, wildlife and plants and their habitats for the continuing success of the natural environment and enjoyment of all the world’s people. Although the majority of fish and wildlife habitat are on non-federal lands, Washoe County has two wildlife refuges. The Sheldon National Wildlife Refuge (Photo 21) is located in the far northern part of the County. Anaho Island (Photo 22) is located in Pyramid Lake on the Pyramid Lake Indian Reservation.

Photo 21: Sheldon National Wildlife Refuge

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Photo 22: Anaho Island

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UNITED STATES FOREST SERVICE

The United States Forest Service is an agency of the U.S. Department of Agriculture. In Nevada, the agency manages public lands through national forests designations. National forests are managed on a multiple-use, sustained-yield basis for production of forage, wildlife, wood, fish, water and outdoor recreation. The Forest Service manages the Humboldt-Toiyabe Forest (Photo 23), which is located in the southwestern portion of Washoe County. The Forest Service also established the Lake Tahoe (Photo 24) Basin Management Practices to protect the Lake Tahoe Basin.

Photo 23: Humboldt-Toiyabe Forest

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Photo 24: Lake Tahoe

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BUREAU OF RECLAMATION

The Bureau of Reclamation is a water management agency that establishes methods for competing entities throughout the Western United States to meet water needs and balance competing water interests. It's mission is to assist in meeting the increasing water demands of the West while protecting the environment and the public's investment in these structures.

Development Constraints

Numerous natural features influence the location and character of growth in unincorporated Washoe County. Included are soil type, geology, steep slopes, floodplains, water availability and others. These features are discussed in the Master Plan Conservation Element. The features having the greatest impact on development in unincorporated Washoe County are steep slopes, potential wetlands, water availability and floodplains. For example, the potential for flooding must be recognized through land use management and flood control improvements. Areas that are prone to floods will shape future development patterns.

Taken together, these natural features approximate the natural limits to the future development pattern. They represent determinants that can be affected by man-made improvements to a limited extent and at considerable expense. When lands in public ownership are also considered, as shown on the Development Suitability map in each Area Plan, it is apparent that the prime land that is easily developed is diminishing. This has three consequences on future development area: development is going to be more expensive, the direction of growth will be shifted to more easily developed land, and development will increase in intensity to compensate for the diminishing supply of land. Washoe County’s goal is to discourage sprawled growth and encourage higher density, mixed-use, urban village development within any existing or planned suburban areas.

Vegetation and Wildlife Habitat

Abundant land resources in Washoe County provide a home to a broad range of species. In fact, various species of animals and plants in Washoe County are found nowhere else in the world. Identifying and protecting critical species and environmentally sensitive areas is an important part of the land-planning process. In addition to development restrictions imposed by Washoe County, there are also federal and state laws that protect biological resources. These acts include the Endangered Species Act, the Clean Water Act, and the National Environmental Protection Act (NEPA).

Issues Identification

New issues arise as communities grow and evolve. In an effort to understand the complexities of land use in Washoe County, Community Development staff and other development professionals have identified issues for possible inclusion in the plan. The issues are then further evaluated for inclusion as goals, policies and action plans.

This Goals and Policies section of the Land Use and Transportation Element may not incorporate all of the issues identified in this section. Part of the purpose of identifying the issues is to bring the issues to the forefront for additional analysis. Some of the issues identified may be emerging and it may be premature to address them in the plan. However, by identifying them, decision makers become aware that these issues may need further evaluation as communities continue to grow. In addition, these issues may be reevaluated for incorporation in other County documents.

Mobility and Changing Demographics

Not everyone is capable of maneuvering through the built environment without well-planned accommodations. One factor that makes our environment more accessible is the ability to easily walk to points of interest, such as a neighborhood store, school or bus stop. This type of accessibility is obtained through mixed-use interconnected development. It is important to recognize the populations that reside in our communities and plan for them appropriately.

By the year 2025, 60 million Americans will be 65 or older. As people age, they often lose their ability to drive safely long before they lose their ability to walk. For the aging person, the safety and convenience of being able to obtain needed services makes a tremendous difference by allowing them to age with grace rather than depend on others for everyday needs. Communities and transportation networks need to be carefully designed to meet the needs of a rapidly growing senior population.

Figure 10: United States Demographic Age and Sex Distribution (1900, 1950 and 2000)

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Source: U.S. Census Bureau, decennial census of population, 1900, 1950, 2000

Unlike the increase in the aging population, the youth have always been present in communities. However, the design of the community has not always paid attention to the importance of their needs. A safe environment is particularly important for children, who depend more heavily on walking to reach their destinations, than adults.

Advances in medicine and technology are also allowing many more people to live with disabilities. Past efforts through the American Disabilities Act have gone a long way in identifying issues and preparing standards to prevent barriers for people with handicaps. A recent and more encompassing approach is to design all environments to be usable by as many people as possible regardless of age, ability or situation without the stigma of being different.

Sprawl and Use of Land

Inefficient land use has become a problem throughout the United States. From early 1980s through the last part of the century, the U.S. population grew by 17 percent, while urbanized land grew by 47 percent. The average acreage per person for new housing lots has almost doubled in that period. As the figure on the following page demonstrates, Washoe County has not been immune to this trend. In an effort to change the consumptive land use pattern, the 2002 Truckee Meadows Regional Plan focused on principles that sought to decrease our dependence on inefficient land use. Local jurisdictions, including Washoe County, must employ smart growth policies that complement the Regional Plan in order to have a true effect on the sprawl pattern.

Lack of Investment in Existing Communities

Lack of investment in existing communities is directly related to sprawl. During the last part of the 20th century, our priorities focused on investing in new suburban communities. Existing communities began to decay due to a decrease in funding and reinvestment. In the past, this trend was thought to be a natural occurrence. However, it is now known that this pattern of decline is the direct result of public policies that favor new development over redevelopment or infill opportunities. Washoe County must actively encourage revitalization and redevelopment of older existing communities, utilizing smart growth policies, while discouraging new sprawled development patterns.

Figure 11: Overall County Sprawl (1940 – 2004)

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Preservation Efforts

During the last decade, there has been wide community support for the preservation of land for public use. Washoe County has been able to preserve large expanses of public open space. However, continued need for developable land and pressures from the federal level to transfer public land into private hands may put preservation efforts at jeopardy. To ensure the lasting preservation of land for public use Washoe County must create restrictions on development on environmental sensitive land and land utilized for public recreation. Washoe County must create ordinances that establish connectivity between public open spaces.

Safe Neighborhoods

Safety-related issues are often at the top of the list of concerns by neighborhood residents. This is true whether the resident lives in an inner city neighborhood, suburban enclave or rural agricultural area. People want to feel they are safe as they engage in common activities such as walking to a neighbor’s, biking to a friend’s house, walking to school or to the bus stop, going on a family bicycle ride, or traversing to the store in a wheelchair or with a stroller. The way in which communities are designed can hinder or enhance these types of activities. In turn, the way the community is designed can play an enormous factor in the perception of safety in a community.

Two major challenges related to land use are: (1) providing a greater emphasis on land use decisions that promote one’s ability to engage in everyday activities within the neighborhood or

community; and (2) recognizing that the importance perception can play in how a neighborhood is viewed can reverse any ill effects that may cause neighborhood abandonment and decline.

Design techniques are being used in order to enhance areas where there are perceived safety problems. Such techniques include creating neighborhoods and communities that provide integration and balance of uses, viewing streets as an amenity, requiring front porches and other semi-public area to encourage community interaction. Planners and designers are also beginning to realize that public safety needs should be considered in development review.

Healthy Neighborhoods

Healthy neighborhoods or communities integrate the physical environment and retain the natural functions with economic vitality and human interactions to create spaces and relationships that foster the places where we live, work and play. These places have the continuing support and investment of time, energy and resources by residents and other stakeholders. They are typically characterized by stable or appreciating property rates, strong patterns of resident involvement, a set of shared values around property maintenance and public behaviors, and an image of the neighborhood that is positive.

Although initial design of the community aids in the creation of the community through the promotion of walkable and connected neighborhoods with adequate parks, there is much more at work in the development and sustainability of healthy neighborhoods. The larger community has to assume a role in the development of the neighborhoods. Often, this is through strategic investments of both time and economic aid. Typical programs include capital improvement investments, code enforcement, public education, and redevelopment opportunities, as well as monitoring and evaluation. Different neighborhoods have different needs and present different opportunities.

Diversity - Choice in Lifestyle

People choose various neighborhoods at different times in life. Urban environments typically offer close-in living conditions with a multitude of cultural activities and abundant amenities. Singles and empty nesters have typically been attracted to these areas because they offer a variety of places to socialize. Suburban areas appeal to a wide variety of people and include a range of lots sizes and housing choices ranging from large estate lots to townhouses. Rural areas are characterized by the lack of development. Crop production and animal rearing needs take precedence over residential activities. In fact, much of the rural landscape is devoid of permanent human activity.

An excellent tool that can delineate the change and transitions between the environments is the transect. A transect can be viewed as both a descriptive theory and a land use system. A number of communities have adopted a transect approach to retooling their development codes. The central notion is a gradient of habitats from rural wilderness to urban core. As one moves along the interconnected streets, differences in design, ecology and social structure are evident.

Each of these environments and related lifestyles contributes to the landscape of Washoe County. In order to preserve these important land use patterns and related lifestyles, not only do planners have to consider the land use patterns associated with the area but they also need to ensure compatibly between the edges of each area.

Figure 12: Community Transect Model

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(Transect Zoning Categories)

Source: Duany, Plater-Zyberk & Co.

Regional Planning

The principles developed through the 2002 Truckee Meadows Regional Plan planning process set a new course for development in the Truckee Meadows portion of Washoe County. The central theme behind this plan is to intensify development in the urban core and designated regional centers while allowing less intense development in surrounding areas and secondary nodes throughout the region. Development outside of designated areas is discouraged through local regulation of density and land use.

The Tahoe Regional Planning Agency is also revisiting their planning process. This plan is heavily focused on environmental goals and established conformance standards for air and water quality, soil conservation, wildlife and fish habitat, vegetation, noise, recreation, scenic resources, land coverage and rate of growth.

National Planning Movements

Sustainable Development

Sustainable development is development that meets the needs of the present without compromising the ability of future generations to meet their own needs. In more recent times, the issue of sustainable development was revived by the United Nations in their plight to help communities develop and survive.

Sustainable development takes into account the uncertainly of available resources in the future. Increased population and growth put a larger burden on our natural environment. To combat the stress placed on the natural environment, sustainable development attempts to mitigate current consumption patterns in an attempt to maintain current natural resource levels for generations to come.

A major tenet of sustainable development is the importance of analyzing all sources of information. Sustainable development decisions are carefully determined with input from a broad group consisting of policy makers to grass root organizations to the single individual. One of the fundamental prerequisites for the achievement of sustainable development is broad public participation in decision-making.

Many different sustainable development methods have been discussed previously including:

• New-Urbanism
• Transit Oriented Development
• Urban Villages

New Urbanism

New urbanism encompasses a broad range of principles and is also known by such names as neo-traditional design, transit-oriented development, and traditional neighborhood development. New urbanism is based on pre-World War II urban form before the dominance of automobile travel when cities were walkable, contained mixed-use development rather than separation of uses, and relied on transit. The key principles state that:

• Cities, towns and neighborhoods should have discernable centers and edges.
• Development should be compact and preserve farmland and environmentally sensitive areas.
• Infill development should be favored over Greenfield use.
• Streets should be narrower, connected, and friendly to pedestrians and cyclists. Modified grids or web-like patterns are preferred due to better connectivity.
• Streets should be pedestrian friendly. Streets should be wider with vegetation separating the roadway from the sidewalk and bicycle lanes incorporated within every transit network.
• Mixed land uses and higher densities are encouraged over single-use pods.
• Neighborhoods should include housing opportunities for a rich diversity of people of many different groups including income, class, age, culture and race.
• A transit network should form the backbone of transportation needs.
• There should be a minimal environmental impact.
• Civic buildings and public gathering places should be well designed and centrally located.
• Architectural and urban design should respect local history and regional character. Emphasis should be on creating a sense of place.

Smart Growth

The intent of the smart growth movement is to provide a framework for communities to make informed decisions about how and where they grow. By utilizing smart growth principles, communities can grow in ways that create better neighborhood living situations; are more accessible; support economic development and jobs; create strong neighborhoods with a range of housing, commercial and transportation options; cost less and require less taxes; and achieve communities that provide families with a clean environment.

One of the most important ideas to understand when implementing smart growth practices is that no one policy or approach will do everything. The principles are meant to be used in conjunction with each other and new urbanism with an appreciation that each situation presents unique issues. The smart growth principles are embodied by the following precepts:

• Mix-land uses.
• Take advantage of compact building design.
• Create a range of housing opportunities and choices.
• Create walkable neighborhoods. -Through interconnected streets.
• Foster distinctive, attractive communities with a strong sense of place.