(a)

No lot or parcel shall be reduced in area as to be less in any dimension than is required by the requirements applicable to the zoning district in which the lot is located.

(b)

No portion of any lot or parcel of land which is part of the required area for an existing building shall be used as a part of the required area of any other lot or parcel or proposed building.

(Ord. No. 2020-005, § 1(Exh. A), 3-4-2020)

The following zoning districts are hereby established:

TABLE 32.06.020-1 - Zoning Districts Established

(Ord. No. 2020-005, § 1(Exh. A), 3-4-2020)

Those zoning classification or districts which were created and existed under the previous zoning ordinance, as amended, are hereby converted into the zoning classification or district which are created and established herein, under the terms of this chapter, according to the following conversion table. The table reflects the zoning classification or districts under the previous zoning ordinance, as amended, and the corresponding zoning classification or district that same will be classified as under this chapter:

TABLE 32.06.030-1 - Conversion of Previous Zoning Classifications or Districts

(Ord. No. 2020-005, § 1(Exh. A), 3-4-2020)

(a)

Generally. The zoning district boundaries are established and adopted on the map entitled "Zoning Map of Fernley, Nevada." This map is a part of this title together.

(b)

Annotating boundary changes. When a change to the zoning map is approved by the city council, each such amendment shall be clearly delineated on the map entitled "Zoning Map of Fernley, Nevada."

(Ord. No. 2020-005, § 1(Exh. A), 3-4-2020)

(a)

GR20, general rural - 20 acres.

(1)

Purpose. This district is intended to preserve areas where large lot residential uses, open space, agricultural and grazing uses predominate. Single-family dwellings and associated accessory uses located on lots 20 acres in size or larger, with limited public services and facilities, is the desired land use pattern in the GR20 district. The maximum number of primary dwelling units that may be located in the GR20 zone is one unit per 20 acres.

(b)

RR5, residential rural - 5 acres.

(1)

Purpose. This district is intended to preserve areas where agriculture, grazing and/or open space predominate. Single-family, detached residences in this are generally on five acre lots and have limited public services and facilities available. Multifamily residences aren't appropriate but single-family homes may be clustered to retain open space and agricultural uses. The maximum number of dwelling units that may be located in this district is one unit per five acres.

(c)

RR1, residential rural - 1 acre.

(1)

Purpose. This district is intended to create and preserve areas where single-family, detached homes on one acre lots with rural road standards are predominant. The maximum number of dwelling units that may be located in this district is one unit per one acre.

(d)

RR½, residential rural - ½ acre.

(1)

Purpose. This district is intended to preserve areas where single-family, detached homes on half-acre lots with rural road standards are predominant. The maximum number of dwelling units that may be located in this district is two units per one acre.

(e)

SF20, residential single-family - 20,000 square feet.

(1)

Purpose. This district is intended to preserve areas where single-family, detached homes on half acre lots are predominant. The maximum number of dwelling units that may be located in this district is two units per one acre.

(f)

SF12, residential single-family - 12,000 square feet.

(1)

Purpose. This district is intended to preserve areas where the predominant dwelling type is single-family, detached units at three units per acre. Single-family residential areas usually function as the least intense urban land use and are typically located between higher intensity residential and rural land uses. The maximum number of dwelling units that may be located in this district is three units per one acre.

(g)

SF9, residential single-family - 9,000 square feet.

(1)

Purpose. This district is intended to preserve areas where the predominant dwelling type is single-family, detached units at four units per acre. Single-family residential areas usually function as the least intense urban land use and are typically located between higher intensity residential and rural land uses. The maximum number of dwelling units that may be located in this district is four units per one acre.

(h)

SF6, residential single-family - 6,000 square feet.

(1)

Purpose. This district is intended to preserve areas where the predominant dwelling type is single-family, detached units at seven units per acre. Single-family land uses are considered appropriate adjacent to low density multifamily, SF9 and MDR14 zoning districts. The maximum number of dwelling units that may be located in this district is seven units per one acre.

(i)

MDR14, residential medium density residential - 14 dwelling units per acre.

(1)

Purpose. This district is intended to preserve and create a wide range of low-to-medium density housing types, especially multifamily and single-family attached development, even though single-family detached is allowed to meet the diverse needs of residents. The maximum number of dwelling units that may be located in this district is 14 units per one acre.

(j)

MF21, residential multifamily - 21 dwelling units per acre.

(1)

Purpose. This district is intended to preserve areas for medium density multifamily housing types, even though single-family detached is allowed to meet the diverse needs of residents. Projects in this district are encouraged to provide amenities to offset the impacts of increased residential densities. The maximum number of dwelling units that may be located in this district is 21 units per one acre.

(k)

MF30, residential multifamily - 30 dwelling units per acre.

(1)

Purpose. This district is intended to preserve areas for high density multifamily housing types, even though single-family detached and limited nonresidential uses are allowed to meet the diverse needs of residents. Projects in this district are encouraged to provide amenities to offset the impacts of increased residential densities. The maximum number of dwelling units that may be located in this district is 30 units per one acre.

(l)

MU, mixed use.

(1)

Purpose. This district is intended to promote horizonal and vertical mixed-use development and/or buildings within designated corridors. Projects in this district should include pedestrian-scaled, neighborhood-serving nonresidential uses and high-density residential uses in the same structure or in close proximity. Nonresidential uses may include small scale retail, service and professional offices that provide goods and services to the residents of the surrounding neighborhoods and the community at-large. Nonresidential uses are encouraged to have frontage along a minor collector or wider street. Residential uses are encouraged on the upper floors of nonresidential establishments. There are no minim lot sizes, but residential densities are limited to a maximum of 30 units per acre.

(m)

C1, neighborhood commercial.

(1)

Purpose. This district is intended to create and preserve areas for neighborhood commercial uses that are complementary to surrounding residential communities. Typical uses may include business and business parks containing professional, medical, educational, financial and insurance services, and supportive commercial activities having related and compatible functions. This category is also intended to provide a transition or buffer between other more intensive and less intensive uses or between major highways and adjacent residential uses.

(n)

C2, general commercial.

(1)

Purpose. This district is intended to create and preserve areas for businesses that provide a variety of wholesale and retail goods and services and serve a community or regional market. Typical uses may include retail stores, shopping centers, personal services, offices, restaurants, and other compatible activities.

(o)

TC, tourist commercial.

(1)

Purpose. This district is intended to create and preserve areas for visitor-oriented uses including casinos, hotels, motels, resorts, restaurants, shopping, adult-businesses, etc. adjacent to major interchanges along the I-80 corridor.

(p)

EC, employment center.

(1)

Purpose. This district is intended to create and preserve areas for large-scale projects that include a mix of industrial and commercial land uses such as manufacturing, industrial parks, truck and auto repair, wholesale/distribution, and related office and institutional uses. This type of zoning should be separated from residential development by natural and manmade buffers such as major drainageways and arterial roadways.

(q)

I, industrial.

(1)

Purpose. This district is intended to create and preserve areas for intensive activities and land uses that have the most potential for impacting adjacent land uses and infrastructure (e.g. heavy industrial). This zoning district should be located in areas with access to roadway and/or railway transportation systems.

(r)

PF, public facility.

(1)

Purpose. This district is intended to create and preserve areas for public or semi-public facilities such as schools, churches, fire stations, civic and community buildings, and utility buildings and facilities. This category includes uses developed either by public or private capital which may be public or may be restricted, as in the case of private clubs, but in both cases, a large number of people use the facility and the use is generally public in nature.

(s)

OSP, open space and parks.

(1)

Purpose. This district is intended to create and preserve areas for open space and parks and may also be applied to areas reserved for drainage facilities and public utilities. This district includes uses developed either by public or private capital which may be public or may be restricted, as in the case of private clubs.

(t)

PD, planned development.

(1)

Purpose. This district is intended to encourage flexibility in the development of land to promote the most appropriate and compatible uses; improves design, character and quality of new development; facilitates the adequate and economic provision of streets and utilities; and preserves the natural and scenic features in the community.

(Ord. No. 2020-005, § 1(Exh. A), 3-4-2020)

Purpose: These districts are intended for larger lot residential uses, small scale agricultural uses, and natural resource conservation. These designations are typically found on land that is not planned to receive public services or infrastructure needed for development. Conversion to higher intensity uses is guided by the land use designations planned for and identified in the City of Fernley Master Plan.

(a)

Uses. Refer to section 32.06150(c) (use table).

(b)

Dimensional standards.

TABLE 32.06.060-1 - General Rural and Residential Rural Density/Intensity Standards

(c)

Additional regulations.

(1)

Barns, stables and other structures used to house livestock shall be located at least 50 feet from any property line.

(2)

Maximum height for nonresidential uses may be exceeded in the GR20, RR5 and RR1 zoning districts with approval of a conditional use permit.

(Ord. No. 2020-005, § 1(Exh. A), 3-4-2020)

Purpose: These districts are intended primarily for single family detached homes with varied lot sizes and a mix of low to medium densities. The districts encourage new development to provide buffering, lot matching or transition of density when adjacent to existing residential. The districts require municipal services can be provided, and accommodate a range of development types, from conventional large lot subdivisions to smaller lots with a more urban setting. This section establishes two development options: (1) conventional development that incorporates minimum lot size, setback, and coverage standards, and (2) design development that incorporates design and density standards.

(a)

Uses. Refer to section 32.06150(c) (use table).

(b)

Dimensional standards.

TABLE 32.06.070-1 - Residential - Single-Family Density/Intensity Standards

(1)

Alley loaded garages may be constructed within the rear setback and may utilize up to a four-foot drive apron, whereas alley loaded driveways are prohibited.

(c)

Design standards.

Purpose: These design standards maximize flexibility in the design of residential lots and encourage a variety of product types, while protecting of the community and its environmental resources. These standards encourage well-designed developments that: (1) reduce the prominence of garages in the front elevation, (2) promote pedestrian activity, (3) create functional and visual diversity, (4) provide community open space; and (5) protect significant features of the natural environment.

(1)

Generally.

a.

New subdivisions that comply with these design standards are subject to the density standards, the minimum lot size and coverage requirements of this district (see subsection (b) above).

b.

The city's review of a single-family residential project will consider the following criteria:

1.

Proportional size, mix and arrangement of lots;

2.

Placement of dwelling unit on lot;

3.

Varied garage placement and orientation;

4.

Provisions of amenities (entrance treatment, landscaping, open space, etc.);

5.

Preservation of natural features;

6.

Treatment of grading drainage courses, and;

7.

Treatment of walls.

(2)

Architectural standards.

a.

Building design.

1.

There is no specific architectural "style" required for residential structures. Within a development, the architecture shall include building style, form, size, color, materials and roof line that are complementary. Attached or detached garages or carports shall match the main structure in architecture, building material and roof pitch.

2.

Any building addition or additional building(s) (over 200 square feet) on a property shall match the main structure in building design, building materials, roof pitch and architectural character.

3.

At least three distinctive floor plans are required within each subdivision. A subdivision with 20 or less lots may have less than three distinctive floor plans, upon approval of the administrator.

4.

The architectural character (i.e., exterior materials, window trims, cornices, arches, etc.) of the front elevations shall be utilized on all sides of the home.

5.

Roofs shall have variations in plane accomplished by use of dormers (pitched, shed-roof or eyebrow), gables, hipped roofs and variations in pitch. Pitched roofs are preferred and when a flat roof is used, it must relate to the architectural style as approved by the administrator. All roofs shall be articulated. This may be achieved by changes in plane or by the use of traditional roof forms such as hips, gables, and dormers.

6.

In order to encourage front porches as a dominant feature for the street facade, and the connectivity of this space into the street neighborhood:

A.

The roof of the porch shall be solid.

B.

The porch shall be a minimum of 36 square feet with a minimum dimension of four feet in width.

b.

Building materials.

1.

Exterior elevation shall demonstrate a logical use of materials and a unified appearance. The design between the home and the garage shall use complementary materials and/or colors. The materials shall be architecturally related. Large expanses of uninterrupted, single exterior materials without window trim, plane or color changes shall not be allowed.

2.

Change of materials or color shall occur at changes in plane or at a logical break on that façcade, so as not to give the appearance of "tacked-on" quality. Accent colors can be used for shutters, trim, balcony rail, columns, stucco recesses, or cornice bands and shall relate to the architectural character of the building. Accent materials utilized on the front façade corners shall extend and continue around the corners a minimum of two feet or a logical break on side façade.

3.

Building materials and color schemes shall be consistent with the chosen architectural style. For example, with Spanish style homes, the design is consistent with stucco buildings and mission tile roof.

4.

Exterior color elevations for all sides with proposed materials shall be provided for review and consideration by the administrator prior to the issuance of a building permit.

c.

Garage frontage and location. The intent of the garage standards are to ensure that the garage is not the dominant feature of the street façade.

1.

Street loading garages. To prevent the design of street loading garages as a dominant front visual street element of the building façade, houses with street loading garages shall not exceed 60 percent of the total overall length of the street building façade, and shall incorporate at least a two-foot offset as part of the front façade.

2.

Side loading garages. To prevent the side of the garage towards the street from being a blank wall, houses with side loading garages shall incorporate architectural features, windows, faux windows, or other details on the façade of the garage facing the street.

3.

Alley loading garages. To ensure compatibility, the garage off the alley shall have architectural features that complement the main structure and shall be oriented so as to not block they alley.

4.

Driveway length. The length of a driveway to the front of a garage door shall be a minimum of 20 feet. The driveway length shall be designed to prevent an automobile parked in the driveway from blocking the sidewalk and to accommodate off street parking.

(Ord. No. 2020-005, § 1(Exh. A), 3-4-2020)

Purpose: These districts are intended primarily for higher density residential uses, mixed use centers, and single-family attached (i.e. - triplex/townhomes/duplex) uses typically near activity centers or the urban core. Development in these areas are typically accompanied by recreational facilities, or other amenities. Lower density MF projects buffer single-family neighborhoods from higher density residential, commercial, or mixed-use areas. Residences should be sited to provide privacy to occupants while providing connectivity to adjoining commercial or other uses.

(a)

Uses. Refer to section 32.06150(c) (use table).

(b)

Dimensional standards.

TABLE 32.06.080-1 - Residential Multifamily Density/Intensity Standards

¹

Site is defined as a parcel or combination of parcels or lots which share a common development plan, or which are dependent upon one another for access, parking or utilities.

²

Setbacks listed above are intended to create a building envelope. Development within the envelope may create zero lot line development.

³

The front yard setback shall be fully landscaped except for the minimum amount required for driveways.

⁴

"Private Open Space" may include patio areas and balconies and exclude parking areas and other paved areas. Except for patio areas and balconies, open space area shall be landscaped or improved with outdoor recreational facilities. This open space is in addition to the required 20% landscape.

⁵

Building height for non-residential uses may be increased up to 45 feet with approval of a conditional use permit.

(c)

Design standards.

Purpose: These design standards maximize flexibility in the design of multi-family residential developments and encourage a variety of product types, while protecting the community and its environmental resources. These standards encourage well-designed developments that: (1) provide high quality front elevations, (2) promote pedestrian activity, (3) create functional and visual diversity, (4) provide community open space; and (5) protect significant features of the natural environment. The intent of these design standards is to allow maximum flexibility in the design of multi-family housing or attached single family (such as condominiums and townhomes) and to encourage a variety of product types, while protecting the aesthetic value of the community, both the built and natural environments.

(1)

Site planning standards.

a.

Site character.

1.

Natural site features shall be preserved and become part of the new project, whenever feasible. The applicant shall replace natural features that are removed with similar feature of same or greater visual or ecological value.

2.

Natural features such as mature trees, creeks, riparian corridors and similar features unique to the site shall be preserved and incorporated into development proposals.

3.

Multifamily developments should be served by arterial and collector streets.

b.

Site design.

1.

Provide landscape, open space and amenity areas that are both usable to residents of the development and beautify the development in general.

2.

Provide convenient pedestrian circulation throughout the development and connections to surrounding developments.

3.

Provide appropriate buffering to/from adjacent uses.

4.

Provide convenient and adequate resident and guest parking.

5.

Activate street frontages with interesting building design, landscaping and pedestrian amenities.

c.

Building orientation.

1.

Buildings shall be generally oriented with varying setbacks to provide visual interest and varying shadow patterns and avoid monotonous appearance created by uniform rows of buildings.

2.

Buildings shall be oriented in such a way as to create courtyards and open space areas. Clustering of multi-family units shall be consistently planned throughout the development.

3.

To provide indoor privacy between living spaces, there should be distance separations, buffering or changes in the angle of units. Private outdoor space shall be designed with maximum consideration for privacy, such as separations and orientation of the outdoor space. Building orientation shall provide opportunities for public spaces, for recreation and general open space. Public spaces shall be accessible to the majority of the surrounding units. The common area shall be useable areas and not steep slopes or riparian areas.

(2)

Parking and circulation.

a.

Vehicular access.

1.

Two points of ingress/egress shall be provided for each development project.

2.

No vehicular access shall be provided on a local street serving existing single-family detached development, with the exception of emergency access.

b.

[Driveways.] Entry driveways shall have a sidewalk on both sides and shall include two of the following:

1.

Monuments;

2.

Pavers;

3.

Stamped concrete;

4.

Landscaping;

5.

Decorative paving; or

6.

Any similar material approved by the administrator.

c.

Parking.

1.

Off-street parking shall be designed to minimize its visibility from any public or private street, whether by locating it internally to the project or through screening with landscaping.

2.

On-site parking spaces shall be provided within carports, garages or surface parking and shall be located within 150 feet of the unit(s) to be served.

3.

Carports and garages shall be designed as an integral part of the architecture of the development. They shall be similar in materials, color and detail to the principal buildings of the development. Carports shall be designed to complement the architecture of the main buildings.

4.

To the maximum extent possible, detached garages, carports, and garage entries shall not be located between a multifamily building and an adjacent perimeter street, but shall instead be internalized in building groups so that they are not visible from adjacent perimeter streets.

5.

Detached garages and carports shall be limited to ten spaces per structure to avoid a continuous row of carports or garages. No more than ten doors may appear on any building elevation containing front doors.

d.

Pedestrian circulation.

1.

All multifamily/attached single-family developments shall incorporate pedestrian connections to adjoining residential, recreational and commercial uses.

2.

Sidewalks along public streets shall have a minimum width of four feet.

3.

The parking area shall be designed in a manner which links it to the building and sidewalk network as an extension of the pedestrian system. The pedestrian system shall be designed within the development to connect the buildings and open space/recreational facilities. This can be accomplished by using design features such as walkways with enhanced paving, trellis structures and/or landscaping treatment.

(3)

Community amenities.

a.

Clusters of buildings shall be arranged to frame, enclose, and/or highlight views into or onto common open spaces or recreational amenities.

b.

Multifamily/attached single-family developments shall have useable community amenities, whether common or private, for recreation and social activities.

c.

Multifamily developments shall provide recreational amenities according to the following schedule:

TABLE 32.03.080-2 - Number of Amenities

d.

Developments shall choose from the following recreational facilities:

•

Swimming pool.

•

Tennis courts.

•

Horseshoes.

•

Spa.

•

Exercise equipment.

•

Game room.

•

Community room.

•

Par course.

•

Walking trails (minimum one-quarter mile in length).

•

Picnic areas to include tables with barbeques.

•

Volleyball court.

•

Basketball.

•

Court and lawn areas for field games.

•

Play structure.

•

Community garden.

•

Dog park.

•

Or similar amenities of scale as approved by the administrator.

e.

To ensure that recreational facilities are conveniently located, the facilities shall:

1.

Be located within 1,000 feet from any dwelling unit; and

2.

Be connected to residential buildings by sidewalks, trails, or open space.

f.

All living units shall have a private open space (i.e., decks or patios) and shall be contiguous to the units with a minimum of 25 square feet.

(4)

Landscaping and screening.

a.

Perimeter landscaping and buffers shall be provided around multifamily developments in accordance with the standards in chapter 32.09 Landscaping.

b.

Perimeter fencing and/or walls shall be a maximum of six feet tall except for the following conditions:

1.

Walls that are adjacent to areas occupied or zoned for commercial development shall be eight feet tall;

2.

Walls that are adjacent to property occupied by or zoned for single family residential dwellings shall be a minimum of six feet tall and a maximum of eight feet tall;

3.

Fencing and walls shall incorporate the use of durable, decorative materials such as split-face stucco, stucco finish, iron pickets (without spikes) and or other materials of equivalent durability and visual interest, as approved the administrator;

4.

Continuous lengths of blank walls or fencing without variation in material, color, or form shall not be permitted.

c.

To promote visual interest, projects are encouraged to incorporate a combination of solid and open materials with offsets in horizontal planes of the fence or wall. Street trees, plantings or other landscape enhancements specifically designed or placed to break up the visual length of the fence may also be approved by the director.

(5)

Building architecture.

a.

Building design.

1.

There is no specific architectural "style" required for multifamily residential structures. Within a development, the architecture shall include building style, form, size, color, material and roof lines that are complementary.

2.

In order to avoid boxy and monotonous facades that lack a sense of human scale, buildings shall incorporate articulation with no flat wall planes, exceeding 50 feet vertically or horizontally, unless approved by the administrator.

3.

Architectural features shall be incorporated to emphasize building features such as entries, corners, and the organization of units, as well as to convey a distinctive architectural style. Architectural features may include, but are not limited to, balconies, porches or stoops, bay or box windows, dormers, variation in window sizes and shapes, or others as approved by the administrator.

4.

The following standards apply:

A.

The architectural character (i.e., exterior materials, window trims, cornices, arches, etc.) of the exterior elevations shall be consistent on all sides of the building(s) that are visible from a public right-of-way.

B.

Roofs shall have variations in plane accomplished by changes in plane or by the use of traditional roof forms such as dormers (pitched, shed-roof or eyebrow), gables, hipped roofs and variations in pitch. When a flat roof is used, it must relate to the architectural style as approved by the administrator.

C.

Stairs shall be compatible with the architecture of the buildings and integrated into the design of the building.

D.

Access points to units shall be clustered. Use of distinctive architectural elements and materials shall be used to denote entrances.

b.

Roof forms.

1.

Roof forms shall be designed to correspond and denote building elements and functions such as entrances and arcades.

2.

All roof vents, pipes, other roof penetrations and attachments, and equipment (except chimneys) shall be configured to have a minimal visual impact a seen from the street. Roof penetrations shall not extend above the ridgeline and shall be painted or architecturally integrated with the roof design and color, to the maximum practical extent.

c.

Building materials.

1.

Exterior elevation shall demonstrate a logical use of materials, unified appearance and complementary materials and colors. The materials shall be architecturally related and avoid frequent changes in materials. Expanses of uninterrupted single exterior materials without planar or color changes are not allowed.

2.

Change of materials or color shall occur at changes in plane or at a logical break point. Accent colors can be used for shutters, trim, balcony rail, stucco recesses, or cornice bands and shall relate to the architectural character of the building.

3.

Building materials and color schemes shall be consistent with the chosen architectural style. For example, stucco buildings and mission tile roofs are consistent with Spanish style homes.

4.

Materials such as brick and stone shall be left in their natural colors.

(Ord. No. 2020-005, § 1(Exh. A), 3-4-2020)

Purpose: This district is intended to create and preserve areas for businesses that provide a variety of integrated, pedestrian friendly uses (such as retail, offices, and residential. The development and design standards emphasize pedestrian comfort and safety and include direct pedestrian and bicycle linkages to adjacent neighborhoods. Mixed use areas should contain pedestrian friendly uses such as outdoor restaurants and plazas and walkable retails streets.

Infill and redevelopment are encouraged on vacant or underutilized sites, particularly where existing public facilities have capacity to serve. Residential land uses are typically discouraged unless designed as a high-density residential project within close proximity to services and employment with a system of sidewalks and trails connecting adjacent uses.

(a)

Uses. Refer to section 32.06150(c) (use table).

(b)

Dimensional standards.

TABLE 32.06.090-1 - Mixed Use Density/Intensity Standards

¹

Multifamily residential shall utilize MF30 design standards per chapter 32.06.

²

Building height may be increased with approval of a conditional use permit.

(c)

Design standards.

(1)

Site planning standards.

a.

If a development contains more than one story and a mix of land use types including residential and nonresidential, no minimum floor area ratio or density shall be required.

b.

To create a smooth and compatible transition between mixed-use developments and established residential neighborhoods, smaller-scale residential uses shall be located along the shared boundary of the project and the adjacent single-family district.

c.

When adjacent to single story structures, taller structures should be located away from the adjacent neighborhood.

d.

Maintain or establish direct vehicular and pedestrian access points to the surrounding neighborhood and adjacent non-residential uses.

e.

At least 25 square feet of outdoor space shall be provided per dwelling unit. Outdoor spaces may include a shared patio, balcony, or similar space and may be aggregate to one or more locations.

f.

If front loaded garages are provided, they shall be detached from the primary structure and located in the rear yard, or are recessed behind the front façade at least ten feet.

g.

On blocks with alley access, garages shall be oriented towards and accessed from the alley, not from the primary street. On blocks without alley access, garage entries, parking lots, and parking structures shall be internalized in building groupings behind the primary structure, away from street frontages.

(2)

Building placement.

a.

New buildings shall be placed on the front building setback line or separated from the front building setback line with pedestrian amenities such as sidewalk, landscaping, or seating. A greater setback may be allowed to provide enhanced pedestrian amenities as determined by the administrator.

b.

New buildings on sites less than two acres in size shall be oriented towards the primary street frontage or to the side property line if direct pedestrian access is provided from the primary street frontage and the building is located at the front setback line.

c.

Buildings on sites two acres or greater in size, or an expansion to existing development on sites of any size, may be oriented in different directions as long as some buildings, to the satisfaction of the administrator, are oriented toward the primary street frontage and direct pedestrian access is provided from the primary street frontage to all buildings.

d.

Multiple buildings in a single project must demonstrate a functional relationship. Building design shall create opportunities for plazas and pedestrian areas. Texture, material and patterns shall be utilized to promote aesthetic consistency between buildings. This shall be accomplished through the use of arcades, trellis, colonnade, building materials, massing, form, texture, material, pattern or other open structures.

e.

Open space areas shall be grouped into useable areas, rather than equally distributing them into smaller areas that have little or no impact, or to areas of minimal impact to the publics' view. The intent is to provide useable open space within a complex of buildings or a project.

(3)

Building design.

a.

Residential development shall incorporate a combination of materials and colors tailored to the surrounding neighborhood context. For the purposes of evaluating the surrounding neighborhood context, consideration shall be given to predominant characteristics of existing buildings along the immediate block and block face.

b.

The use of stone and/or other masonry materials, incorporation of fenestration, awnings, balconies, or other similar details are encouraged to provide a high level of interest at ground level.

c.

The use of materials that are visually different from the main structure shall be incorporated into fenestration, awnings, balconies or other similar details to provide a high level of interest at the ground level and oriented to pedestrians.

d.

A variety of building massing forms and techniques is allowed in order to provide visual interest along residential street frontages and accommodate a range of housing types. This may include stepped back facades, massing to give the appearance of large single-family homes, or some combination of massing to break up the intensity of the development.

e.

Blank walls are not permitted (i.e. must incorporate a mix of color, texture, material and pattern).

f.

Buildings within a single project must be designed to be aesthetically consistent with a unified appearance using similar building materials, and having varied texture, color or design.

g.

Ground floors of buildings adjacent to walkways and roadways shall be articulated with the use of smaller, more pedestrian scale features, such as building mass, roof lines, colonnades or planters.

(4)

Sidewalks.

a.

Sidewalks are required along public streets adjacent to the site.

b.

Sidewalks shall be a minimum width of four feet.

c.

To enhance the appearance of streets and sidewalks, a minimum four-foot wide street tree/furniture area shall be provided between the curb and sidewalk with one tree provided every 30 feet along the street frontage.

(5)

Parking.

a.

Shared parking is recommended for commercial, residential and mixed uses to maximize efficiency and preserve land for additional commercial uses and open space. Shared parking may be considered and granted by the administrator based on submittal of a parking study justifying alternative parking rates.

b.

Off-street parking shall not be located in front of buildings unless there is no rear access subject to approval by the administrator.

c.

A convenient and safe pedestrian access shall be provided from parking areas to building entrances.

d.

Bicycle parking spaces shall be provided and located adjacent to the building or inside the building.

(Ord. No. 2020-005, § 1(Exh. A), 3-4-2020)

Purpose: These districts are intended to create and preserve areas for businesses that provide a variety of retail and other commercial services in concentrated centers that serve the local community, or tourist-oriented uses adjacent to I-80 and downtown Fernley. It may also include larger retail centers that serve as a regional draw. Single-use or "strip center" commercial patterns of development are discouraged unless the development is designed for pedestrian use. Smaller, limited use centers should be integrated into the surrounding neighborhood.

(a)

Uses. Refer to section 32.06150(c) (use table).

(b)

Dimensional standards.

TABLE 32.06.100-1 - Commercial Density/Intensity Standards

¹

Multifamily residential shall utilize MF21 density and design standards per chapter 32.06.

²

Multifamily residential shall utilize MF30 density and design standards per chapter 32.06.

³

Building height may be increased with approval of a conditional use permit.

(c)

Design standards.

(1)

Site planning standards.

a.

Loading areas shall be located in the rear of the building and visually screened with architecturally compatible building materials. The screening shall reduce the impacts from noise generated from a loading area, as well as visually screen from adjacent development.

b.

Adjacent residential and nonresidential uses shall be as integrated as is necessary to maintain a livable residential environment. This may be achieved with masonry walls, landscaping, berms, building orientation window orientation, and fencing, but shall provide connectivity such as walkways, common landscape areas, building orientation and unfenced property lines; when there is mutual benefit.

(2)

Building placement.

a.

Blank building walls shall not be allowed.

b.

On commercial sites ten acres and larger, a minimum of 15 percent and a maximum of 50 percent, of the total primary building frontage shall be oriented toward the front and arterial roadway with parking located in the middle, side or rear.

c.

Multiple buildings in a single project must demonstrate a functional relationship. Building design shall create opportunities for plazas and pedestrian areas. Texture, material and patterns shall be utilized to promote aesthetic consistency between buildings. This shall be accomplished through the use of arcades, trellis, colonnade, building materials, massing, form, texture, material, pattern or other open structures.

d.

Open space areas shall be grouped into useable areas, rather than equally distributing them into smaller areas that have little or no impact, or to areas of minimal impact to the publics' view. The intent is to provide useable open space within a complex of buildings or a project.

(3)

Building design.

a.

Articulation shall be horizontal, diagonal and vertical on walls.

b.

There shall be no long expanses of flat wall planes, vertically exceeding 20 feet or horizontally exceeding 30 feet. Examples of methods of articulation include:

1.

Use of cornices.

2.

Use of awnings.

3.

Staggered parapets.

4.

Horizontal or vertical wall offsets.

5.

Deeply recessed windows.

6.

Extended windows.

7.

Covered arcades.

8.

Use of color.

9.

Material/texture changes.

c.

Exterior walls shall be aesthetically consistent around the entire building. Blank walls are not permitted. (i.e. must incorporate a mix of color, texture, material and pattern)

d.

Buildings within a single project must be designed to be aesthetically consistent with a unified appearance using similar building materials, and having varied texture, color or design.

e.

The following materials are not permitted as a primary building material:

1.

Reflective metal.

2.

Corrugated fiberglass or plastic.

3.

Asphalt shingles.

4.

Unprotected wood.

f.

Columns, projections and exterior detailing shall be used to architecturally demarcate and enhance buildings.

g.

Ground floors of buildings adjacent to walkways and roadways shall be articulated with the use of smaller, more pedestrian scale features, such as building mass, roof lines, colonnades or planters.

(4)

Roofs.

a.

The visible roof profile line shall not continuously run more than 150 feet. Methods to change the roof profile include the horizontal and vertical off-sets, jogging and varying parapets, roof over hangs or similar design elements.

b.

Mansard style roofs, canopies, awnings and cornices shall be aesthetically consistent around the entire building perimeter.

c.

Roof drains, leaders, and downspouts shall be integrated into the exterior design of the structure.

d.

Reflective metal shall not be used as the primary roofing material.

(5)

[Building color.] Building color can dramatically affect the appearance of buildings and should be used to affect the scale and proportion of a building by highlighting architectural elements such as doors, windows, fascia, cornices, lintels and sills.

a.

Large areas (no more than 25 percent of one exterior side) of intense colors are prohibited.

b.

Bright or intense colors shall be used for accent only.

c.

Color shall be utilized on all sides of the building.

(Ord. No. 2020-005, § 1(Exh. A), 3-4-2020)

Purpose: These districts provide areas appropriate for both low and high-intensity industrial work processes such as manufacturing, warehousing, construction, and small-scale commercial uses. These districts are intended to create an environment in which industrial operations may be conducted with minimal impact on the natural environment and surrounding land uses. Workforce housing and/or hotels with significant buffering may be appropriate to support large employers.

(a)

Uses. Refer to section 32.06.150(c) (use table).

(b)

Dimensional standards.

TABLE 32.06.110-1 - Industrial Density/Intensity Standards

¹

Site is defined as a parcel or combination of parcels or lots which share a common development plan, or which are dependent upon one another for access, parking or utilities.

²

Building height may be increased with approval of a conditional use permit.

(c)

Commercial/mixed uses and public/civic/institutional uses.

(1)

Locationally restricted parcels:

a.

Are located adjacent to Nevada Pacific Parkway and/or Newlands Road and within 600 feet of an intersection.

(2)

All uses that are permitted by the locational criteria (see use matrix) are not permitted on a property with railway access.

(3)

The administrator may approve a use on a site that complies with the locational criteria and has railway access (shown on the "Industrial Parcels Locational Criteria" map) if it can be demonstrated the property can no longer access the rail.

(d)

Design standards.

(1)

Site planning standards. When fronting Nevada Pacific Parkway and Newlands Drive, loading areas shall be located in the rear of the building and visually screened with architecturally compatible building materials. The screening shall reduce the impacts from noise generated from a loading area, as well as visually screen from adjacent development.

(2)

Building placement.

a.

Blank building walls (facing public streets) shall not be allowed.

b.

Multiple buildings in a single project must demonstrate a functional relationship. Building design shall create opportunities for plazas and pedestrian areas. Texture, material and patterns shall be utilized to promote aesthetic consistency between buildings. This shall be accomplished through the use of arcades, trellis, colonnade, building materials, massing, form, texture, material, pattern or other open structures.

c.

Open space areas shall be grouped into useable areas, rather than equally distributing them into smaller areas that have little or no impact, or to areas of minimal impact to the publics' view. The intent is to provide useable open space within a complex of buildings or a project. Open space may not be required with every building or project nor shall every area of surrounding a building or project be useable space.

(3)

Building design.

a.

Articulation shall be horizontal, diagonal and vertical on walls. There shall be no long expanses of flat wall planes, vertically exceeding 50 feet or horizontally exceeding 70 feet. Examples of methods of articulation include:

1.

Use of cornices.

2.

Use of awnings.

3.

Staggered parapets.

4.

Horizontal or vertical wall offsets.

5.

Deeply recessed windows.

6.

Extended windows.

7.

Covered arcades.

8.

Use of color.

9.

Material/texture changes.

b.

Exterior walls shall be aesthetically consistent around the entire building. Blank walls are not permitted (i.e. must incorporate a mix of color, texture, material, and pattern).

c.

Buildings within a single project must be designed to be aesthetically consistent with a unified appearance using similar building materials, and having varied texture, color or design.

d.

The following materials are not permitted as a primary building material:

1.

Reflective metal.

2.

Corrugated fiberglass or plastic.

3.

Asphalt shingles.

4.

Unprotected wood.

e.

Columns, projections, and exterior detailing shall be used to architecturally demarcate and enhance buildings.

f.

Ground floors of buildings adjacent to walkways and roadways shall be articulated with the use of smaller, more pedestrian scale features, such as building mass, roof lines, colonnades, or planters.

(4)

Roofs.

a.

The visible roof profile line shall not continuously run more than 150 feet. Methods to change the roof profile include the horizontal and vertical off-sets, jogging and varying parapets, roof over hangs, or similar design elements.

b.

Mansard style roofs, canopies, awnings, cornices and façade design shall be visually consistent around the entire building perimeter.

c.

Roof drains, leaders, and downspouts shall be integrated into the exterior design of the structure.

d.

Corrugated reflective silver metal shall not be used as the primary roofing material.

(5)

[Building color.] Building color can dramatically affect the appearance of buildings and should be used to affect the scale and proportion of a building by highlighting architectural elements such as doors, windows, fascia, cornices, lintels and sills.

a.

Large areas (no more than 25 percent of one exterior side) of intense colors are prohibited.

b.

Bright or intense colors shall be used for accent only.

c.

Color shall be utilized on all sides of the building.

(Ord. No. 2020-005, § 1(Exh. A), 3-4-2020)

Purpose: This district is intended for public or semi-public facilities such as schools, churches, fire stations, hospitals, civic and community buildings and utility buildings and facilities. Access should be provided from collectors, arterials and/or highways. Direct access should be provided from local streets.

(a)

Uses. Refer to section 32.06150(c) (use table).

(b)

Dimensional standards.

TABLE 32.06.120-1 - Public Facility Density/Intensity Standards

¹

Building height may be increased with approval of a conditional use permit.

(Ord. No. 2020-005, § 1(Exh. A), 3-4-2020)

Purpose: This district is intended to create and protect areas of sensitive or unique natural features such as wetlands, floodplains or rock outcroppings. This district is typically considered compatible with all other districts; however, screening or buffering from higher intensity uses are required. Properties within this district do not typically have access to municipal services. Development of these properties will be evaluated on a case-by-case basis.

(Ord. No. 2020-005, § 1(Exh. A), 3-4-2020)

Purpose: The purpose of the Planned Development (PD) District is to permit and encourage comprehensively planned developments by providing flexibility in the distribution of land uses, in the density of development, and in other matters typically regulated in traditional zoning districts.

(a)

Definitions.

(1)

"Master development plan" means a plan, as that term is defined in NRS 278A.060, and accompanying maps which identify the proposed location and size of development parcels, land uses, and zoning designations; transportation plans and a traffic impact analysis; open space, community facilities, and amenity plans; and the applicable development regulations and design standards.

(2)

"Development standards" means the minimum standards for development in the Planned Development District, including, but not limited to, standards for intensity and type of use; densities; building design, layout, configuration, height, coverage, spacing, bulk, and setback requirements; provisions for utilities; topography and drainage patterns; signage; open space and landscaping; on-site vehicular and pedestrian circulation and parking; urban design elements and features; and site amenities.

(b)

Rezoning and minimum site area.

(1)

Property may be rezoned to the Planned Development District by the city council in accordance with the requirements of this section and section 32.03.030. Each rezoning parcel shall be described as a separate district, with distinct boundaries and specific design and development standards. The rezoning shall include the adoption of a specific master development plan and development standards.

(2)

The minimum site area is 40 acres. The city council may waive this minimum if the proposal furthers the goals of the city's comprehensive master plan.

(c)

Application requirements.

(1)

Concept plan review. In the case of property that is sought to be reclassified to the Planned Development District, the applicant must submit conceptual plans and meet with the administrator, or the administrator's designee, before the city has any obligation to accept the rezoning application as complete. At the meeting, the administrator or the administrator's designee shall:

a.

Ask questions of the applicant to clarify their understanding of the applicant's intent;

b.

Ensure the applicant understands all required steps in the development review process; and

c.

State any concerns identified by staff based on preliminary review of project plans and materials.

(2)

In addition to the submittals required by section 32.03.030, the following must accompany an application for rezoning submitted by a property owner:

a.

A statement by the applicant describing how the proposed development departs from the otherwise applicable standards of this Code and how the proposed development is an improvement over what would otherwise be required by applicable development regulations.

b.

A metes and bounds description of the proposed Planned Development District.

c.

A proposed master development plan for the entire site.

d.

Development standards that are proposed to be applied to the development. The development standards must include provisions regarding the installation of utility boxes and above ground utilities that are at least as restrictive as those set forth in this title for comparable development.

e.

Any proposed conditions, covenants, and restrictions for the development including easements and grants for public utilities.

f.

The location of primary and secondary thoroughfares proposed for the development, including right-of-way widths and the location of access points to abutting streets.

g.

Identification of all rights-of-way, easements, open spaces or other areas to be dedicated, deeded or otherwise transferred to the city.

h.

A plan for the extension of any necessary public services and facilities, including sewer facilities and facilities for flood control and drainage.

i.

Guidelines for the physical development of the property, including illustrations of proposed architectural, urban design, landscape, open space, and signage concepts.

j.

The location and description of all buffering that is proposed between the development site and adjacent properties.

k.

Additional information and details may be required in order to respond to the unique characteristics of the site and its location.

l.

In the case of plans which call for development over a period of years, a schedule showing the proposed times within which applications for additional approval of all sections of the PD District are intended to be filed.

(3)

If the land uses proposed by the project differ significantly from the land uses allowed by the existing master plan designation for the area, an application for rezoning to the PD District must be accompanied by and processed concurrently with an application for a comprehensive master plan amendment to ensure that the land uses proposed by the project are consistent with the comprehensive master plan.

(d)

Permitted uses and standards.

(1)

Any combination of residential, commercial, industrial, or public uses may be permitted within a specific Planned Development District to the extent they are consistent with the master development plan for that district. The uses to be permitted within the District must be specified in the adopted master development plan for the district. Because of the nature and purpose of the PD District, and notwithstanding any other provision of this section:

a.

An application to rezone property to the PD District may be denied by the city council, at its complete discretion, if it finds that the proposed development is incompatible or out of harmony with surrounding uses or the pattern of development within the area.

b.

No use, type of development or development standard is presumptively permitted within the PD District unless it already has been included in the adopted plan for the district.

c.

An application to allow within the PD District a particular use, type of development or development standard which has not already been included in the adopted plan for the district may be denied if it is incompatible or out of harmony with the surrounding uses or the pattern of development within the area.

(2)

Density. For PD Districts with residential development, the master development plan shall establish the maximum number of dwelling units per gross acre for each residential category (e.g., single family, multi-family, etc.) as well as for the entire development. Factors to be considered in assigning density are:

a.

Site analysis;

b.

Topography;

c.

Drainage ways;

d.

Views;

e.

Soils;

f.

Layout of lots;

g.

Site sectional studies.

(3)

Open space.

a.

Subject to the limitations of this section, all developments that include residential uses must provide for, within the Planned Development District boundary, a minimum of 20 percent of the gross area of the site as common usable open space.

b.

Irrespective of its size, no golf course may contribute more than one-quarter of the common open space required by this section.

c.

The common open space required by this section may be reduced by one quarter if it can be demonstrated to the satisfaction of the administrator that the common open space is:

1.

Landscaped, in a manner which exceeds the minimum standards imposed in chapter 32.09;

2.

Is interconnected with a trail system;

3.

Accessible from other portions of the development, with said accessibility provided for in the development plan;

4.

For nonresidential development the common open space requirement can be met by providing a minimum of 20 percent of the development as landscaped area, which exceeds the minimum standards imposed in chapter 32.09.

d.

Developments that do not include residential uses must provide for, within the Planned Development District boundary, a minimum of ten percent of the gross site area as open space, which can be met by providing a combination of landscaping, trails, sidewalks, and bicycle lanes.

e.

Land dedicated to and accepted by the City shall not constitute common open space for the purposes of this chapter except as otherwise provided in an approved development agreement.

(4)

Buffer zones.

a.

The applicant must demonstrate, to the satisfaction of the administrator, the proposed buffer zones between dissimilar uses within the development is sufficient.

b.

Special design considerations such as height controls, density controls, architectural modifications, and landscaping buffers shall be incorporated in any portion of the development which adjoins a previously approved entitlement.

(5)

Landscaping on private property. Because a planned development may allow for increases in density, additional landscaping requirements may be imposed by the administrator for planned developments with residential development. The developer must provide an incentive plan for front yard landscaping and automated irrigation for single-family homes which will be approved as a part of the development standards.

(6)

Existing projects. Existing projects may be considered for planned development if, in the opinion of the administrator, they do not pose any health, safety or welfare problems.

(7)

Dedication. Any land or interest therein within a planned unit development may be dedicated to the city for public use and maintenance, although the city is under no obligation to accept such dedication.

(8)

Maintenance of common open space.

a.

Common open space areas, which may include walkways with public access easements, shall be maintained as permanent open space through at least one of the following options: common ownership by a property owner's association, held in deed-restricted private ownership, or dedication to the city or to another appropriate public agency.

b.

All methods utilizing private ownership shall be in a form approved by the city attorney, who shall review the documents to ensure perpetual maintenance, preservation, and restricted usage where applicable.

(e)

Approval of master development plan and development standards.

(1)

The planning commission shall hold a public hearing on the proposed PD zone change and, within 60 days of the public hearing, make a recommendation to the city council.

(2)

After receiving the recommendation of the planning commission, the city council shall act to approve, approve with conditions, or deny the proposed PD zone change.

(3)

In connection with the approval of a Planned Development District, the city council shall adopt a master development plan and development standards, which will thereafter govern the development of property within the district. The approved master development plan and development standards for a Planned Development District shall be recorded with the applicable rezoning ordinance and a statement listing all conditions of approval.

(4)

In considering the approval of a master development plan and development standards for a Planned Development District, the planning commission and city council shall be guided by the following objectives, and may impose such conditions and requirements deemed necessary to meet those objectives:

a.

Consistency of the proposed development with the city's comprehensive master plan and other applicable plans, policies, standards, and regulations.

b.

Compatibility of the proposed development with adjacent and surrounding development.

c.

Minimization of the development's impact upon adjacent roadways and neighborhood traffic, and upon other public facilities and infrastructure.

d.

Protection of the public health, safety, and general welfare.

(f)

Modification of master development plan and development standards.

(1)

The development of property within the Planned Development District may proceed only in strict accordance with the approved master development plan and development standards. Any request by or on behalf of the property owner, or any proposal by the city, to modify the approved master development plan or development standards shall be filed with the administrator. A minor modification is a modification which is requested or agreed to by the property owner and which is intended to accomplish one or more of the following:

a.

A change in the location of a use from the location specified in the approved master development plan, but only if the change in location will not have a significant impact on other uses in the area.

b.

The addition of uses that are comparable in intensity to those permitted in connection with the rezoning approval or the approval of a master development plan for the district.

c.

A change in parking lot layout, building location or other similar change that conforms with the intent of the previously approved master development plan and development standards.

d.

A change in the species of plant material proposed for the district.

e.

A decrease in the density or intensity of development from that previously approved for the district.

f.

Any other change or modification of a similar nature which the administrator determines will not have a significant impact on the district or its surroundings. A minor modification shall be reviewed and acted upon administratively by the administrator. An applicant who is aggrieved by the administrator's decision may appeal that decision to the planning commission by filing a written appeal with the administrator no later than ten days after the date the applicant receives notice of the administrative decision.

(2)

Major modification. A major modification includes any modification which does not qualify as a minor modification. A major modification shall be processed in accordance with the procedures and standards applicable to a rezoning application.

(g)

Administrative review. All development within a PD District is subject to the administrative review procedures set forth in section 32.03.050 except as otherwise provided in a development agreement.

(h)

Issue resolution—Analogous standards. With regard to any issue of land use regulation that may arise in connection with a Planned Development District and that is not addressed or provided for specifically in this section or in the approved master development plan and development standards for that district, the administrator may apply by analogy the general definitions, principles, standards, and procedures set forth in this title, taking into consideration the intent of the approved master development plan and development standards.

(Ord. No. 2020-005, § 1(Exh. A), 3-4-2020; Ord. No. 2023-008, §§ 1, 2, 11-15-2023)

Purpose: The permitted, special and accessory uses within each zoning district are set out in the use table, below. The use table provides broad use categories, along with procedures for interpretation and ways to accommodate uses that are not specifically listed.

(a)

Generally.

(1)

No uses are allowed in any zoning district except those specifically listed as a permitted or conditional use in the use table.

(2)

All uses are subject to the dimensional standards in each zoning district, any additional regulations established by the zoning district, any regulations applicable to the use (chapter 32.07), and the development standards (chapter 32.09).

(3)

The use table establishes the following use categories:

TABLE 32.06.150-1 - Use Categories

(b)

Unlisted uses.

Purpose: The list of permitted uses is both broad and comprehensive. However, it is impossible to contemplate every possible use, or new uses that did not exist when this section was written. To ensure that all uncontemplated uses have a path to approval, this subsection establishes procedures to obtain a conditional use permit for such a use.

(1)

Generally. Uses not listed in the use table, are presumed to be prohibited. For uses not considered in the use table, a case can be made, the use is materially similar to uses permitted in the respective zoning district. The case will be considered by the planning commission through the conditional use permit process. conditional use findings will apply in addition to analysis pertaining to the following criteria:

a.

Provide rationale the proposed use is consistent with uses permitted in the respective zoning district by utilizing a nationally accepted land use classification manual, such as the North American Industry Classification System ("NAICS"), American Planning Association or Land-Based Classification Standards LBCS Tables;

b.

Document the actual or projected characteristics of the proposed use;

c.

Document the relative number of employees;

d.

Document hours of operation;

e.

Demonstrate types of vehicles used and a parking analysis;

f.

Provide a traffic analysis;

g.

Analyze the impacts on surrounding properties; and

h.

Provide analysis documenting the proposed use shall not generate average daily trips exceeding other uses proposed in the zoning district by more than ten percent (10%), as determined by the Institute of Transportation Engineers, Trip Generation or local traffic studies.

(c)

Use table.

TABLE 32.06.150-2 - Use Table

(Ord. No. 2020-005, § 1(Exh. A), 3-4-2020)