# General plan documents — washoe_county-nevada

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**Contains 2 documents.**
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## Land Use — Land Use and Transportation

- Source: https://www.washoecounty.gov/csd/planning_and_development/resources/master-plan-zoning/files/_land_use_and_transportation_element.pdf
- Pages: 104
- Covers: circulation, land_use
- **Transcription findings were recorded for this document;** check figures against the source.

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<<FIGURE>>

# 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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<<FIGURE>>

# 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

| | Page |
| :--- | :--- |
| **Acknowledgments** .................................................................................................................... | **ix** |
| **Introduction** .............................................................................................................................. | **1** |
| **Goals and Policies** ................................................................................................................... | **2** |
| Land Use .................................................................................................................................. | 2 |
| Goal One ............................................................................................................................ | 2 |
| Policies ............................................................................................................................... | 2 |
| Goal Two ............................................................................................................................ | 2 |
| Policies ............................................................................................................................... | 2 |
| Goal Three .......................................................................................................................... | 6 |
| Policies ............................................................................................................................... | 6 |
| Goal Four ............................................................................................................................ | 7 |
| Policies ............................................................................................................................... | 7 |
| Goal Five ............................................................................................................................. | 8 |
| Policies ............................................................................................................................... | 8 |
| Goal Six .............................................................................................................................. | 9 |
| Policies ............................................................................................................................... | 9 |
| Goal Seven ......................................................................................................................... | 9 |
| Policies ............................................................................................................................... | 9 |
| Goal Eight ........................................................................................................................... | 10 |
| Policies ............................................................................................................................... | 10 |
| Goal Nine ............................................................................................................................ | 10 |
| Policies ............................................................................................................................... | 10 |
| Goal Ten ............................................................................................................................. | 11 |
| Policies ............................................................................................................................... | 11 |
| Goal Eleven ........................................................................................................................ | 11 |
| Policies ............................................................................................................................... | 11 |
| Goal Twelve ....................................................................................................................... | 11 |
| Policies ............................................................................................................................... | 11 |
| Goal Thirteen ...................................................................................................................... | 12 |
| Policies ............................................................................................................................... | 12 |
| Goal Fourteen ..................................................................................................................... | 13 |
| Policies ............................................................................................................................... | 13 |
| Goal Fifteen ........................................................................................................................ | 14 |
| Policies ............................................................................................................................... | 14 |
| Goal Sixteen ....................................................................................................................... | 14 |

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| | Page |
| :--- | :--- |
| Policies .......................................................................................................................................... | 14 |
| **Community Design** ................................................................................................................. | **15** |
| Goal Seventeen ........................................................................................................................... | 15 |
| Policies .......................................................................................................................................... | 15 |
| Goal Eighteen .............................................................................................................................. | 16 |
| Policies .......................................................................................................................................... | 16 |
| Goal Nineteen .............................................................................................................................. | 21 |
| Policies .......................................................................................................................................... | 21 |
| Goal Twenty ................................................................................................................................. | 21 |
| Policies .......................................................................................................................................... | 21 |
| Goal Twenty-one .......................................................................................................................... | 23 |
| Policies .......................................................................................................................................... | 23 |
| Goal Twenty-two .......................................................................................................................... | 24 |
| Policies .......................................................................................................................................... | 24 |
| Goal Twenty-three ........................................................................................................................ | 25 |
| Policies .......................................................................................................................................... | 25 |
| Goal Twenty-four .......................................................................................................................... | 25 |
| Policies .......................................................................................................................................... | 25 |
| **Systems** .................................................................................................................................... | **26** |
| Goal Twenty-five .......................................................................................................................... | 26 |
| Policies .......................................................................................................................................... | 26 |
| Goal Twenty-six ........................................................................................................................... | 26 |
| Policies .......................................................................................................................................... | 26 |
| Goal Twenty-seven ...................................................................................................................... | 27 |
| Policies .......................................................................................................................................... | 27 |
| Goal Twenty-eight ........................................................................................................................ | 27 |
| Policies .......................................................................................................................................... | 27 |
| **Transportation** ........................................................................................................................ | **27** |
| Goal Twenty-nine ......................................................................................................................... | 27 |
| Policies .......................................................................................................................................... | 27 |
| Goal Thirty .................................................................................................................................... | 29 |
| Policies .......................................................................................................................................... | 29 |
| Goal Thirty-one ............................................................................................................................ | 31 |
| Policies .......................................................................................................................................... | 31 |
| **Development Constraints Area** ............................................................................................. | **31** |
| Goal Thirty-two ............................................................................................................................ | 31 |

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| | Page |
| :--- | :---: |
| Policies ............................................................................................................................. | 32 |
| **Implementation** ................................................................................................................ | **32** |
| Goal Thirty-three ........................................................................................................ | 32 |
| **Land Use Plan** .................................................................................................................. | **33** |
| Agency Roles .............................................................................................................. | 33 |
| Existing Conditions ..................................................................................................... | 35 |
| Growth Patterns ................................................................................................... | 35 |
| Public Lands ........................................................................................................ | 37 |
| Development Constraints .................................................................................... | 39 |
| Vegetation and Wildlife Habitat ........................................................................... | 40 |
| Issues Identification ................................................................................................... | 40 |
| Mobility and Changing Demographics ................................................................ | 40 |
| Sprawl and Use of Land ...................................................................................... | 41 |
| Lack of Investment in Existing Communities ...................................................... | 41 |
| Preservation Efforts ............................................................................................. | 42 |
| Safe Neighborhoods ........................................................................................... | 42 |
| Healthy Neighborhoods ...................................................................................... | 43 |
| Diversity—Choice in Lifestyle ............................................................................. | 43 |
| Regional Planning ............................................................................................... | 44 |
| National Planning Movements ............................................................................ | 44 |
| Character Planning and Design .......................................................................... | 46 |
| **Master Plan** ....................................................................................................................... | **47** |
| Master Plan Map ........................................................................................................ | 47 |
| Master Plan Categories .............................................................................................. | 47 |
| Rural and Rural Residential ................................................................................ | 47 |
| Suburban Residential .......................................................................................... | 49 |
| Urban Residential ................................................................................................ | 51 |
| Open Space ........................................................................................................ | 52 |
| Commercial ......................................................................................................... | 53 |
| Industrial .............................................................................................................. | 55 |
| **Transportation Plan** ......................................................................................................... | **59** |
| Agency Roles .............................................................................................................. | 59 |
| Existing Conditions ..................................................................................................... | 60 |
| Functional Classification ...................................................................................... | 60 |
| Level of Service ................................................................................................... | 62 |
| Access Management ........................................................................................... | 64 |

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| | Page |
| :--- | :---: |
| Existing Streets and Highway System ..................................................................................... | 64 |
| Bicycle and Pedestrian Facilities .............................................................................................. | 65 |
| Transit Services in Unincorporated Washoe County ................................................................. | 68 |
| Future Streets and Highway System ........................................................................................ | 68 |
| Streets and Highways System Improvement Needs ................................................................. | 68 |
| RTC Non-Auto Modal Split Goal .............................................................................................. | 70 |
| Issues Identification ................................................................................................................. | 70 |
| Graying Population ................................................................................................................... | 70 |
| Walkable Communities ............................................................................................................ | 71 |
| Walkable Communities and Connection to Health .................................................................... | 73 |
| Streetscape ............................................................................................................................. | 73 |
| Connectivity ............................................................................................................................. | 75 |
| Traffic Calming ......................................................................................................................... | 75 |
| Aging Communities/Crumbling Infrastructure ........................................................................... | 75 |
| Efficient Funding ..................................................................................................................... | 75 |
| Street Patterns ........................................................................................................................ | 76 |
| **Conclusion ..........................................................................................................................** | **78** |
| **Glossary ...............................................................................................................................** | **Glossary 1** |
| Definitions ............................................................................................................................... | Glossary 1 |
| Acronyms ................................................................................................................................ | Glossary 5 |
| **Appendix A – Action Plan ....................................................................................................** | **A-1** |
| **Appendix B – Area Plan Modifiers .......................................................................................** | **B-1** |

### List of Figures

| | |
| :--- | :---: |
| 1. Lane Design Standards ....................................................................................................... | 17 |
| 2. Street Design Standards ..................................................................................................... | 17 |
| 3. Avenue with Parking Design Standards .............................................................................. | 18 |
| 4. Main Street without Median Design Standards ................................................................... | 18 |
| 5. Boulevard Design Standards ............................................................................................... | 19 |
| 6. Parkway Design Standards ................................................................................................. | 19 |
| 7. Regional Planning Areas ..................................................................................................... | 34 |
| 8. Cooperative Planning Areas ................................................................................................ | 35 |
| 9. Overall County Growth (1940 – 2004) ................................................................................. | 36 |
| 10. United States Demographic Age and Sex Distribution (1900, 1950 and 2000) ................... | 41 |
| 11. Overall County Sprawl (1940-2004) ................................................................................... | 42 |
| 12. Community Transect Model ............................................................................................... | 44 |

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| | Page |
| :--- | :--- |
| 13. Circular Dependency of Transportation Concerns .............................................................. | 59 |
| 14. Road Hierarchy Example .................................................................................................... | 61 |
| 15. Population 65 or Older Categorized by State .................................................................... | 71 |
| 16. Progression of Street Patterns Commonly Used in the United States .............................. | 77 |

### List of Tables

| | Page |
| :--- | :--- |
| 1. Planned Land Use (Unincorporated County) ..................................................................... | 37 |
| 2. Federal Lands ..................................................................................................................... | 38 |
| 3. Land Use Compatibility Matrix ........................................................................................... | 56 |
| 4. Planning Area Minimum Service Standards ....................................................................... | 57 |
| 5. Master Plan Categories and Regulatory Zones ................................................................. | 58 |
| 6. Level of Service (LOS) Categories .................................................................................... | 62 |
| 7. Adopted Streets and Highways System Level of Service Thresholds for Roadway Segments .......................................................................................................................... | 63 |
| 8. Regional Level of Service Standards ................................................................................. | 64 |
| 9. Access Management Standards – Arterials, Collectors, Rural Highways .......................... | 65 |
| 10. Future Bicycle Facilities – Truckee Meadows .................................................................... | 66 |
| 11. Future Bicycle Facilities – Tahoe Planning Area ............................................................... | 67 |
| 12. Streets and Highways Improvements – FY 2004-2030 ..................................................... | 69 |
| 13. ITE Sidewalk Installation Guidance ................................................................................... | 72 |
| 14. Comparison of Hierarchical and Neo-Traditional Street Patterns ...................................... | 78 |

### List of Photos

| | Page |
| :--- | :--- |
| 1. Mixed-Use .......................................................................................................................... | 3 |
| 2. Vertical Mixed-Use ............................................................................................................. | 3 |
| 3. Horizontal Mixed-Use ......................................................................................................... | 4 |
| 4. Class 1 Bicycle Lane .......................................................................................................... | 5 |
| 5. Class 2 Bicycle Lane .......................................................................................................... | 5 |
| 6. Interconnected Street Network ........................................................................................... | 8 |
| 7. Class 1 Bicycle Lane .......................................................................................................... | 13 |
| 8. Example of Resource Extraction ........................................................................................ | 15 |
| 9. Parking Placement to the Rear of Buildings ....................................................................... | 16 |
| 10. 12 Examples of Traffic Calming Techniques ..................................................................... | 20 |
| 11. Solar Panels ....................................................................................................................... | 22 |
| 12. Renewable Energy Sources .............................................................................................. | 22 |
| 13. Xeriscaping ........................................................................................................................ | 22 |
| 14. Facade with Height Variation ............................................................................................. | 24 |

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| | Page |
| :--- | :---: |
| 15. Blank Façade ..................................................................................................................... | 24 |
| 16. Parking Lot ........................................................................................................................ | 24 |
| 17. Parking with Non-Motorized Travel Accommodations ...................................................... | 24 |
| 18. Visually Interesting, Comprehensive and Varied Pedestrian-Oriented Street Environment | 28 |
| 19. Examples of Addition of Transit Lanes without Removing Existing Auto Lanes ............ | 29 |
| 20. Parking Surrounded by Retail/Commercial Space ........................................................... | 31 |
| 21. Sheldon National Wildlife Refuge ..................................................................................... | 39 |
| 22. Anaho Island ..................................................................................................................... | 39 |
| 23. Humboldt-Toiyabe Forest ................................................................................................. | 39 |
| 24. Lake Tahoe ....................................................................................................................... | 39 |
| 25. Class 2 Bicycle Lane ......................................................................................................... | 66 |
| 26. Class 1 Bicycle Lane ......................................................................................................... | 66 |
| 27. Non-Landscaped Streetscape ........................................................................................... | 74 |
| 28. Landscaped Streetscape ................................................................................................... | 74 |
| 29. Radburn’s Garden City Model .......................................................................................... | 77 |

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# 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.

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# Goals and Policies

## Land Use

### Goal One: Influence future development to abide by sustainable growth practices.[^p14-1]

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.[^p14-1]

#### 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.

[^p14-1]: Modifications with regard to certain Area Plans can be found in Appendix B of this document.

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**Photo 1: Mixed-Use**

<<FIGURE>>

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

**Photo 2: Vertical Mixed-Use**

<<FIGURE>>

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### Photo 3: Horizontal Mixed-Use

<<FIGURE>>

*An example of horizontal mixed-use located within the City of Reno located on the corner of 9<sup>th</sup> 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.

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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

<<FIGURE>>

### Photo 5: Class 2 Bicycle Lane

<<FIGURE>>

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### Goal Three: The majority of growth and development occurs in existing or planned communities, utilizing smart growth practices.[^p18-1]

#### 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:

| Tier | Minimum Density | Maximum Density (du/ac) |
| :--- | :--- | :--- |
| Mixed Use Core | 14 du/ac | None |
| Tier 1 | Existing | No Maximum |
| Tier 2 | No minimum | 30du/ac |
| Tier 3 | No minimum | Existing |
| Rural Area | N/A | 1 unit per 5 acres |

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.

[^p18-1]: text

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### Goal Four: Land use patterns allow for a range of housing choices and interconnected streets.[^p19-1]

#### Policies

| | |
| :--- | :--- |
| LUT.4.1 | Maintain a balanced distribution of land use patterns to: |
| | a. Provide opportunities for a variety of land uses, facilities and services that serve present and future population; |
| | b. Promote integrated communities with opportunities for employment, housing, schools, park civic facilities, and services essential to the daily life of the residents; and |
| | c. Allow housing opportunities for a broad socio-economic population. |
| LUT.4.2 | Encourage new developments to provide appropriate design to accommodate the needs of all users, including young, aging, handicapped and special needs populations. |
| LUT.4.3 | Encourage suburban developments to provide a mix of residential densities and housing types in close proximity to retail/commercial. |
| LUT.4.4 | Encourage new suburban developments to provide interconnected street networks (Photo 6) to improve fluidity between different land uses and encourage walking and cycling as viable and safe modes of transportation. |

[^p19-1]: Modifications with regard to certain Area Plans can be found in Appendix B of this document.

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Photo 6: Interconnected Street Network

<<FIGURE>>

### Goal Five: Development occurs where infrastructure is available.[^p20-1]

#### 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.

[^p20-1]: Modifications with regard to certain Area Plans can be found in Appendix B of this document.

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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

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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.[^p22-1]

#### 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.

[^p22-1]: Modifications with regard to certain Area Plans can be found in Appendix B of this document.

<!-- page 23 -->
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.

<!-- page 24 -->
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 facilities[^p24-1], 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 to[^p24-2]:

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

[^p24-1]: The linear facilities to be preserved do not include fee property or easements the use of which is lawfully restricted to a particular group of private individuals, such as members of a property owners association.

[^p24-2]: Preservation of the public’s use of these facilities does not explicitly or implicitly imply that the County will accept maintenance or liability of facilities that are not owned by Washoe County in a fee-simple title.

<!-- page 25 -->
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*

<!-- page 26 -->
### Goal Fifteen: Rural communities in outlying areas and in northern Washoe County are strengthened and protected from incompatible development.

#### Policies

| | |
| :--- | :--- |
| LUT.15.1 | Washoe County shall, in consultation with affected municipalities, use open space to physically buffer Community Service Areas, for the purpose of ensuring community identity and preventing urban sprawl. |
| LUT.15.2 | Washoe County will work with TMRPA to ensure that growth within the RA does not exceed 2% of the region’s 20-year residential growth. |
| LUT.15.3 | Preserve and promote the rural communities and rural area’s natural, historical, scenic and recreational resources to visitors. |
| LUT.15.4 | Promote economic vitality for rural residents through the support of opportunities for renewable resource development and other development possibilities that provide economic benefit for a rural lifestyle without degrading the environment. |
| LUT.15.5 | Invest in infrastructure and services where required for health and safety reasons. |
| LUT.15.6 | The construction of new roads or highways in rural designated areas shall not predicate an increase in permissible density. |
| LUT.15.7 | Local roads designated as rural should be constructed and maintained in accordance with rural design standards. |
| LUT.15.8 | Area plans shall contain strategies to preserve the distinction between higher density urban and the rural areas (Evaluate Community Transect Model, Page 43). |
| LUT.15.9 | No development potential may be transferred from the Rural Development Area (RDA) and Development Constrained Area (DCA) as shown on maps adopted as part of the Truckee Meadows Regional Plan, nor from existing golf courses, existing parks, existing streets and railroad rights-of-way to property located within the Truckee Meadows Service Area (TMSA) as shown on maps adopted as part of the Truckee Meadows Regional Plan. |
| LUT.15.10 | South of T26N, schools with a projected population of 300 or more full-time students throughout any part of the calendar year shall not be located outside the Truckee Meadows Services Area. |

### Goal Sixteen: Realizing resource extraction provides a benefit to the region, efforts need to be undertaken to ensure limited degradation to the environment.[^p26-1]

#### Policies

| | |
| :--- | :--- |
| LUT.16.1 | Recognize the importance of mineral resource extraction operations (e.g. aggregate pit operations, gravel production areas, etc.) and provide standards for compatibility between adjacent land uses and extraction options. |
| | a. Operations should be sited in locations that are less visible from the surrounding valleys. |
| | b. Operations should not be visible from major roadways or major community settlements. |

[^p26-1]: Modifications with regard to certain Area Plans can be found in Appendix B of this document.

<!-- page 27 -->
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**

<<FIGURE>>

*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.

<!-- page 28 -->
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

<<FIGURE>>

### 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.

<!-- page 29 -->
d. Wider walkways coupled with vegetation shall be provided in new development to facilitate pedestrian movement.

### Figure 1: Lane Design Standards

<<FIGURE>>

#### Figure 2: Street Design Standards

<<FIGURE>>

<!-- page 30 -->
### Figure 3: Avenue with Parking Design Standards

<<FIGURE>>

### Figure 4: Main Street without Median Design Standards

<<FIGURE>>

<!-- page 31 -->
### Figure 5: Boulevard Design Standards

<<FIGURE>>

**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

<<FIGURE>>

**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

<!-- page 32 -->
**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.

<!-- page 33 -->
### 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.

<!-- page 34 -->
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**

<<FIGURE>>

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**

<<FIGURE>>

*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**

<<FIGURE>>

<!-- page 35 -->
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).

<!-- page 36 -->
Photo 14: Facade with Height Variation

<<FIGURE>>

Photo 15: Blank Facade

<<FIGURE>>

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

#### Policies

| | |
| :--- | :--- |
| LUT.22.1 | To break up the parking lot (Photo 16), green space, walkways and bicycle lanes should be utilized to accommodate non-motorized travel through the parking lot (Photo 17) to facilitate safety. |
| | a. To break up the parking lot, green space, walking and bicycle lanes should be constructed to allow individuals utilizing modes of transportation other than the automobile, to walk separated from the automobile in safety to the use. |

Photo 16: Parking Lot

<<FIGURE>>

Photo 17: Parking with Non-Motorized Travel Accommodations

<<FIGURE>>

| | |
| :--- | :--- |
| LUT.22.2 | Parking lot requirements should be determined for everyday use and not for events that happen very few times throughout the year. |
| | a. Ordinances should establish parking maximums instead of parking minimums to avoid characterless empty parking lots that are left empty throughout most of the year. |

<!-- page 37 -->
### Goal Twenty-three: Development respects natural constraints and available resources.

#### Policies

| | |
| :--- | :--- |
| LUT.23.1 | Assess all development individually and cumulatively for potential impact upon the natural resources of the specific area of Washoe County. |
| LUT.23.2 | Promote landscaping that enhances the natural environment, complements the surrounding architectural style and utilizes low water use. Details can be referenced within the Conservation Element. |
| LUT.23.3 | Promote Low Impact Development (LID) management practices by requiring both private and public development projects to incorporate low impact design practices. Details can be referenced within the Conservation Element. |
| LUT.23.4 | Where appropriate, ensure that public lands are retained for beneficial uses such as groundwater recharge, conservation of habitats, open space, recreation and other community uses. |
| LUT.23.5 | Encourage residential conservation developments as an alternative to conventional subdivision development where clustering will: |
| | a. Achieve permanent protection of ranch land or significant environmental resources. |
| | b. Provide compatibility with surrounding areas. |
| LUT.23.6 | Promote natural processes to control pollution. |
| LUT.23.7 | Within all DCAs (Developmentally Constrained Areas) and outside of the TMSA, support the protection of sensitive environmental resources (as defined in the Natural Resources and Open Space Plan) and productive agricultural lands by working with conservancies and property owners to establish conservation easements. |

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

#### Policies

| | |
| :--- | :--- |
| LUT.24.1 | The housing needs for low and moderate-income families and senior citizens in Washoe County shall be determined periodically. |
| LUT.24.2 | Washoe County will evaluate affordable housing to ensure individuals have access to an employment center. |
| | a. When access to an employment center is not within walking/biking distance, Washoe County in conjunction with other governmental agencies, will evaluate providing public transit. |
| LUT.24.3 | Zoning, planned unit development regulations, and building codes should be promoted to provide quality residential developments of innovative design that offer a good social and economic mix of families through a broad range of prices and rents. |
| | a. Special attention should be directed to providing for dispersal of housing for low- and moderate-income families and low-income senior citizens throughout the residential areas of the County. |
| | b. Developers may be allowed to exceed zoning codes to a certain allowance if the development guarantees a given amount of dwelling units for affordable housing. |

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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.

<!-- page 39 -->
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.

<!-- page 40 -->
f. Development of Class 1[^p40-1] 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**

<<FIGURE>>

*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.

[^p40-1]: Class 1 refers to separated, off-street paths.

<!-- page 41 -->
**Photo 19: Examples of Addition of Transit Lanes without Removing Existing Auto Lanes**

<<FIGURE>>

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.

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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.

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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**

<<FIGURE>>

*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.

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### 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.**

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## 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

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

### Figure 7: Regional Planning Areas

<<FIGURE>>

| | |
| :--- | :--- |
| Source: | Washoe County Department of Community Development |

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

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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

<<FIGURE>>

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.

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**Figure 9: Overall County Growth (1940 – 2004)**

Washoe County (Southern Portion)

<<FIGURE>>

| | |
| :--- | :--- |
| Key: | Dots represent approximate building location. |
| Source: | Washoe County Geographic Information Systems Program Planned Land Use |

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

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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)

| Land Group | Percentage |
| :--- | :--- |
| Rural | 89.79% |
| Suburban | 1.03% |
| Urban | 0.02% |
| Parks and Open Space | 8.90% |
| Public and Semi-Public Facilities | 0.12% |
| Commercial | 0.06% |
| Industrial | 0.08% |

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

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

### Table 2: Federal Lands

| Federal Agency | Acres |
| :--- | :--- |
| Bureau of Land Management | 2,682,204 |
| Bureau of Reclamation | 283 |
| Department of Defense | 1,732 |
| Fish and Wildlife Service | 185,756 |
| Forest Service | 94,395 |

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.

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Photo 21: Sheldon National Wildlife Refuge

<<FIGURE>>

Photo 22: Anaho Island

<<FIGURE>>

### 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

<<FIGURE>>

Photo 24: Lake Tahoe

<<FIGURE>>

### 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.

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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.

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

<<FIGURE>>

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.

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#### Figure 11: Overall County Sprawl (1940 – 2004)

<<FIGURE>>

| | |
| :--- | :--- |
| Key: | Dots represent approximate building location. |
| Source: | Washoe County Geographic Information Systems Program Planned Land Use |

### 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

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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.

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#### Figure 12: Community Transect Model

<<FIGURE>>

**(Transect Zoning Categories)**

| | | | | | |
| :--- | :--- | :--- | :--- | :--- | :--- |
| T1 Rural Preserve | | | | | |
| T2 Rural Reserve | | | | | |
| | T3 Sub-Urban | | | | |
| | | T4 General Urban | | | |
| | | | T5 Urban Center | | |
| | | | | T6 Urban Core | |

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.

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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.

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-Encourage front porch communities with garages in rear of homes.
*   Preserve and connect open space, farmland, natural beauty and critical environmental areas.
*   Strengthen and direct development towards existing communities.
-Encourage infill development and urban renewal.
*   Provide a variety of transportation choices.
-Bus, bicycle, walk, employer shuttles, and carpooling.
*   Make development decisions predictable, fair and cost effective.
*   Encourage community and stakeholder collaboration in development decisions.

### Form-based Codes
The technique of form based-codes provides detailed prescriptions of physical form in a well-illustrated, clear plan. The clarity and prescriptive nature of the plan allows developers to avoid the long, unpredictable review processes common to traditional zoning. Form-based coding often is implemented through a “parallel” approach where new codes are applied as an option to existing codes. Incentives for using the form-based option, including expedited permitting processes and tax breaks, can enhance its appeal to developers and lead to implementation. Developers and architects praise the clarity of a form-based code and the more predictable, streamlined review process. Also, citizens value the opportunity to shape their communities through public design charrettes.

### Character Planning and Design
#### Character Planning
Successful plans involve more than just the physical layout of a development or the amount of certain uses proposed in a plan. Long-lasting plans understand the look and feel of a place - those characteristics that give an area a “sense of place” or an identity. These characteristics may be found by taking into account an area’s natural resources, or historic and cultural traditions. Other times, character is derived from more subtle elements such as an overgrown streetscape or an engineered solution to a past problem now embedded in the area. For instance, a tram that transports people up a steep incline may be the element that gives an area a particular character.

When evaluating future developments applications, approval of applications should only be granted if the applicant can demonstrate compatibility with the existing character of an area. Existing character of a community does not refer to low density, cul-de-sac sprawled development. Character refers to architectural style, historic and cultural preservation, and maintaining a sense of community.

Character planning forms the basis for the Area Plan sections of the Master Plan. Each Area Plan covers a unique geographical area that is based loosely on the area’s hydrographic basin(s). Planning studies for each Area Plan consider the overall community situation, the historical land use and transportation patterns, conservation goals, and natural and man-made resources. A great deal of public participation also occurs in the process to aid in uncovering the characteristics that make each area unique. The goal of each plan is to fashion a document that will preserve the community character, maintain the plan stability and manage the timing of growth.

#### Design Guidelines
An important element in character planning is creating standards or guidelines that will uphold the sense of place that the community desires. Typical land use tools such as land uses or zones are only part of the solution. A more comprehensive method is to combine the regulatory tools with design guidelines that address the aesthetic side of character. Design guidelines provide

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clear and concise technical guidelines to enable professionals to prepare plans that more closely meet the desired outcomes. They typically describe such elements as form, mass, scale, material, landscaping, compatibility, detail and color. Design guidelines are incorporated in Washoe County Area Plans.

# Master Plan

## Master Plan Map

Washoe County will maintain official Master Plan maps that show the Master Plan category for each parcel in unincorporated Washoe County. The Washoe County Master Plan maps are a component of each Area Plan of Volume Two of the Washoe County Master Plan, and cover the planning area depicted in each Area Plan. These maps establish the Master Plan categories applicable to all properties located within the unincorporated area of Washoe County and are the basis for desired patterns of community design and physical development. A proposal to amend a Washoe County Master Plan map shall constitute an amendment to the applicable Area Plan and shall be processed in accordance with Development Code Article 820, Amendment of Master Plan.

## Master Plan Categories

Master Plan categories provide the vision for the future development pattern in unincorporated Washoe County. Master Plan categories were determined by analyzing the typical intensity, location and distribution of land uses in Washoe County. The role that the unincorporated County will play in the regional development picture within the Truckee Meadows planning area, Tahoe planning area and outlying environs also contributes significantly to the creation of the Master Plan categories. It is expected that these Master Plan categories provide the opportunities for growth that are desired in unincorporated Washoe County and will dominate throughout the scope of this plan. The information contained in this section, along with information contained in the other elements and the Area Plans should be used as an aid in determining the appropriateness of major land use decisions.

### Rural and Rural Residential Master Plan Categories

#### Intent
The Rural and Rural Residential categories recognize the important contributions that ranching and other rural activities make to Washoe County. These categories are intended to preserve areas where agriculture, grazing and/or open space, and large lot residential predominate; and to discourage suburban sprawl into areas that lack essential infrastructure and services for intensification, or that have resource constraints such as steep slopes. In limited cases, and in conformance with the Truckee Meadows Regional Plan, rural resorts may be appropriate.

These two Master Plan categories are typically applied to lands outside the Truckee Meadows Services Area (TMSA) as defined by the Truckee Meadows Regional Plan; however, they may from time to time be appropriate inside the TMSA. Through the Rural and Rural Residential designations, it is the County’s intention to encourage more intensive land uses to locate in environmentally suitable areas and/or areas served by existing or planned infrastructure. Furthermore, other uses not specified here may be appropriate, provided they deal effectively with the limitations and constraints noted, and the development represents an overall benefit to the County (e.g. unique employment opportunity). Minimum lot sizes are typically 5 acres, ranging upward to over 40 acres.

The Rural and Rural Residential Master Plan categories are intended to identify those lands that are: (1) remote and will have no or very low density development (i.e. 1 dwelling unit per 40 acres), (2) remote but where unique developments may occur (e.g. destination resorts, conference centers, etc.), (3) in a remote location that does not have public infrastructure

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adjacent to or near the site, (4) where agricultural, ranching, mining, or other similar uses predominate, and (5) where the County seeks to conserve the large lot residential lifestyle that has endured as a chief component of the region’s overall character. The primary differences between these two categories are as described below.

### Rural
The Rural Master Plan category is intended for areas of the County that are remote, have minimal infrastructure, contain significant amounts of open spaces, and which are suitable for commercial agricultural and grazing uses, extraction industries, natural resource conservation, energy production, rural commerce, and large lot residential uses. A residential density of 1 dwelling unit per 40 acres is allowed within the Rural Master Plan category. The following regulatory zones are allowed in and are consistent with the Rural Master Plan category: General Rural, General Rural Residential, Public and Semi-Public Facilities, Specific Plan, Parks and Recreation, and Open Space.

### Rural Residential
The Rural Residential Master Plan category is intended primarily for larger lot residential uses, small scale agricultural uses, natural resource conservation, and rural commerce, with allowed densities ranging from 1 dwelling unit per 40 acres up to 1 dwelling unit per 5 acres. A density of one dwelling unit per 2.5 acres is allowed within the Rural Residential category provided the property is within the Truckee Meadows Services Area, as amended. Divisions of land and the provision of services outside the Truckee Meadows Services Area, as defined in the Truckee Meadows Regional Plan, must be consistent with the provisions of that plan. The following regulatory zones are allowed in and are consistent with the Rural Residential Master Plan category: Low Density Rural, Medium Density Rural, High Density Rural, Public and Semi-Public Facilities, Specific Plan, Parks and Recreation, and Open Space.

### Development Guidelines
Development in the Rural and Rural Residential categories is appropriate under the following conditions:

A. <u>Housing</u>: Single-family homes are the predominant housing type and may be clustered utilizing private or public open space to retain open spaces and agricultural or ranching use. Multi-family residences are not appropriate except if being used to provide housing to workers whose employment is dependent on a permissible use.

B. <u>Conservation</u>: The natural terrain, groundwater recharge capabilities, scenic qualities, ranching and agricultural uses, and other natural surroundings shall be conserved. Xeriscaping landscaping practices should be implemented to conserve water.

C. <u>Land Use and Transportation</u>:

1. Land Pattern:

    i. The predominate pattern in the unincorporated county shall be dispersed development.

2. Land Use:

    i. In the Rural Master Plan category, the predominant regulatory zones are General Rural (GR) and General Rural Residential (GRR).

    ii. In the Rural Residential Master Plan category, the predominant regulatory zones are Low Density Rural (LDR) and Medium Density Rural (MDR). Consistent with the requirements of the Truckee Meadows Regional Plan, High Density Rural (HDR) is appropriate for transition between rural lands and suburban lands, or in rural enclaves within generally suburban areas.

    iii. Public and Semi-Public Facilities (PSP), Open Space (OS), Parks and Recreation (PR), and Specific Plan (SP) regulatory zones may also be appropriate in these areas.

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3. Transportation:

    i. Transportation facilities shall be sized for an average trip generation as follows:

        a. General Rural (GR) and General Rural Residential (GRR) shall be sized for 0.25 trip/acre/day and peak hour trip generation of 0.025 trips/acre/hour, or in the case of non-residential development sized consistent with the proposed use of the property.

        b. Low Density Rural (LDR) shall be sized for 1 trip/acre/day and peak hour trip generation of 0.1 trips/acre/hour.

        c. Medium Density Rural (MDR) shall be sized for 2 trips/acre/day and peak hour trip generation of 0.2 trips/acre/hour.

        d. High Density Rural (HDR) shall be sized for 4 trips/acre/day and peak hour trip generation of 0.4 trips/acre/hour.

D. <u>Public Services and Facilities</u>: These areas typically lack public services and facilities necessary to support widespread development. The following minimum standards are guidelines to be considered when existing capacity or facilities exist:

    1. Fire, EMS: 10-20 minute response time

    2. Police: 20-25 minute response time

    3. Water: 2.02 acre feet/dwelling unit/individual well

    4. Sewer: 32.5 gpd/acre (325 gpd/dwelling unit), individual sewage disposal system

    5. Schools: 40 minutes one way (elementary)  
    55 minutes one way (junior high)  
    75 minutes one way (high)

### Suburban Residential Master Plan Category

#### Intent
The Suburban Residential Master Plan category is generally composed of Low Density Suburban (LDS), Medium Density Suburban (MDS), and High Density Suburban (HDS) regulatory zones. The intent of the Suburban Residential category is to provide for a predominantly residential lifestyle with supporting mixed-use nonresidential and residential uses, including commercial, public and semi-public facilities; and parks and open space. A further goal of this group is to protect the stability of existing unincorporated neighborhoods and to encourage compatible smart growth development, while allowing diversity in lifestyle that is manifested in a variety of lot sizes, density, levels of mixed-use and land use patterns. Developments proposed within the Suburban Residential category must promote the development of walkable, mixed-use communities that meet the daily needs of residents, balance jobs and housing, offer a high quality of life, reduce the need for automobile trips, encourage the utilization of public transit and result in the creation of distinctive and attractive communities that create a strong sense of place.

#### Development Guidelines
Development in the Suburban Residential category is appropriate under the following conditions:

A. <u>Housing</u>: Detached and attached homes are the predominant housing type. Detached and attached single-family homes with front porches and garages in the rear of home accessible via alleyways are encouraged. Multi-family residences with commercial/retail located on the bottom floor are appropriate throughout this area.

B. <u>Conservation</u>: The natural terrain, groundwater recharge capabilities, scenic qualities and other natural surroundings must be conserved. Xeriscaping, landscaping practices should be implemented.

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C. <u>Land Use and Transportation</u>:

1. Land Pattern:
   i. Conventional cul-de-sac development is discouraged due to lack of connectivity. Traditional and conservation interconnected development patterns are all appropriate for the suburban land group. Village centers that are secondary to city centers may also be fitting in conjunction with the other development patterns.

2. Land Use:
   i. High Density Suburban (HDS) is appropriate for transition between the Urban Residential, Commercial and Industrial Master Plan categories and the Suburban Residential category provided appropriate buffering is established. HDS is also appropriate for mixed-use area and to implement the village development pattern described earlier in this Land Use and Transportation Element.
   ii. Low Density Suburban (LDS), Low Density Suburban Two (LDS 2), Medium Density Suburban (MDS), and Medium Density Suburban Four (MDS 4) are appropriate throughout the area.
   iii. Public and Semi-Public Facilities (PSP), Open Space (OS), Parks and Recreation (PR) or Specific Plan (SP) regulatory zones may be appropriate as supporting uses in these neighborhoods.

3. Transportation:
   i. Public transit should be incorporated in all new developments
   ii. Transportation facilities shall be sized for an average trip generation as follows:
      a. High Density Rural (HDR) shall be sized for 4 trips/acre/day and peak hour trip generation of 0.4 trips/acre/hour.
      b. Low Density Suburban (LDS) shall be sized for 10 trips/acre/day and peak hour trip generation of 1 trip/acre/hour.
      c. Medium Density Suburban (MDS) shall be sized for 30 trips/acre/day and peak hour trip generation of 3 trips/acre/hour.

D. <u>Public Services and Facilities</u>: The site shall be served by facilities that have existing capacity based on the following minimum standards:

1. Fire, EMS 5-10 minute response time
2. Police 10-15 minute response time
3. Water 2.02 acre feet/dwelling unit/individual well - High Density Rural (HDR) only;
   1.12 acre feet/dwelling unit/connection with community water system for all others.
4. Sewer 325 gpd/dwelling unit, individual sewage disposal system for development with densities lower than 1.0 dwelling units per acre;
   325 gpd/dwelling unit, connection with community sewage disposal system for development with densities equal to or greater than 1.0 dwelling units per acre. New development proposing lot sizes of 1 acre or smaller shall not be approved if it proposes to use on-site sewage treatment and disposal systems, unless it qualifies for one of the exemptions found in the Public Services and Facilities Element of the Master Plan.
5. Schools 15 minutes one way (elementary)
   25 minutes one way (junior high)
   35 minutes one way (high)

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### Urban Residential Master Plan Category

#### Intent
The Urban Residential Master Plan category is generally composed of the Low Density Urban (LDU), Medium Density Urban (MDU), and High Density Urban (HDU) regulatory zones. The intent of the Urban Residential category is to provide an overall mix, intensity and connection of uses that is much greater than the suburban form. A full range of urban services, such as public water and sewer, an extensive interconnected road and bicycle network, public transit incorporated in all new developments, safety and emergency response services, parks, schools, interconnected trails and open space should be available in this land use group. Development proposals for this Master Plan category should be of high architectural quality and encompass a mix of connected uses including a wide range of housing choices and densities, commercial and employment uses with public and semi-public facilities. New developments are expected to include amenities and recreational opportunities. Typically, design standards that encompass a minimum of setbacks, building heights, landscaping, lighting, parking and noise to minimize any conflict that may occur in compact form. Pedestrian needs will take precedence in the design of transportation and circulation systems.

#### Development Guidelines
Development in the urban lands group is appropriate under the following conditions:

A. <u>Housing</u>: Detached and attached single-family homes with front porches and garages in the rear of the home accessible via alleyway and multi-family residences with commercial/retail located on the bottom floor are appropriate throughout this area. Affordable housing opportunities are encouraged in this land use group due to availability of public services.

B. <u>Conservation</u>: The natural terrain, groundwater recharge capabilities, scenic qualities and other natural surroundings shall be conserved. Xeriscaping, landscaping practices should be implemented to conserve water.

C. <u>Land Use and Transportation</u>:
   1. Land Pattern:
      i. Smart growth, new-urbanist development patterns are greatly encouraged, while traditional cul-de-sac development is discouraged. Limited conventional and conservation development patterns may be appropriate in areas. Village centers that are secondary to city centers and mixed-use districts are appropriate.
   2. Land Use:
      i. Low Density Urban (LDU), Medium Density Urban (MDU) and High Density Urban are appropriate throughout the area.
      ii. Public and Semi-Public Facilities (PSP), Open Space (OS), Parks and Recreation (PR), or Specific Plan (SP) regulatory zones may be appropriate as supporting uses in these neighborhoods.
   3. Transportation:
      i. Public transit must be incorporated now or in the future within all new developments.
      ii. Transportation facilities shall be sized for an average trip generation as follows.
         a. High Density Suburban (HDS) shall be sized for 70 trips/acre/day and peak hour trip generation of 7 trips/acre/hour for single family uses.
         b. High Density Suburban (HDS) shall be sized for 90 trips/acre/day and peak hour trip generation of 5.31 trips/acre/hour for mobile home park uses.
         c. Low Density Urban (LDU) shall be sized for 100 trips/acre/day and peak hour trip generation of 10 trips/acre/hour for single family uses.

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d. Low Density Urban (LDU) shall be sized for 120 trips/acre/day and peak hour trip generation of 7.08 trips/acre/hour for mobile home park uses.

e. Low Density Urban (LDU) shall be sized for 140 trips/acre/day and peak hour trip generation of 9.8 trips/acre/hour for multi-family uses.

f. Medium Density Urban (MDR) shall be sized for 210 trips/acre/day and peak hour trip generation of 14.7 trips/acre/hour for all uses.

g. High Density Urban (HDU) shall be sized for 420 trips/acre/day and peak hour trip generation of 29.4 trips/acre/hour for all uses.

D. Public Services and Facilities: The site shall be served by facilities that have existing capacity based on the following minimum standards:

1. Fire, EMS 5 minute response time

2. Police 10 minute response time

3. Water High Density Suburban (HDS) shall require 0.56 acre feet/dwelling unit for single family; 0.42 acre feet/dwelling unit for mobile home parks; connection to a community water system required.

Low Density Urban (LDU) shall require 0.56 acre feet/dwelling unit for single family; 0.42 acre feet/dwelling unit for mobile home parks; 3 acre feet/dwelling unit, plus landscaping irrigation, for multi-family; connection to a community water system required.

Medium Density Urban (MDU) and High Density Urban (HDU) shall require 0.3 acre feet/dwelling unit; connection to a community water system required.

4. Sewer High Density Suburban (HDS) shall require 325 gpd/dwelling unit, connection with community sewage disposal system.

Low Density Urban (LDU) shall require 325 gpd/dwelling unit for single family and mobile home parks; 250 gpd/dwelling unit for multi-family; connection with community sewage disposal system.

Medium Density Urban (MDU) shall require 250 gpd/dwelling unit; connection with community sewage disposal system.

High Density Urban (HDU) shall require 250 gpd/dwelling unit, connection with community sewage disposal system.

5. Schools walk-in, one mile or less (elementary)
walk-in, two miles or less (junior high)
walk-in, three miles or less (high)

### Open Space Master Plan Category

**Intent**
The Open Space Master Plan category is intended to create, preserve, and connect areas of natural, cultural, and scenic resources, including by not limited to, ridges, stream corridors, natural shoreline, scenic views, agricultural, or other land devoted exclusively to open space uses. The following regulatory zones are allowed in and are consistent with the Open Space Master Plan category: Open Space (OS), Public and Semi-Public Facilities (PSP), and Parks and Recreation (PR).

Designation of the Open Space Master Plan category is appropriate, but not limited to the following purposes:

a. Natural and Scenic Resource Preservation;

b. Sensitive Area Protection;

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c. Flood Control;
d. Historic Cultural Resource Preservation;
e. Recreation;
f. Energy Production; and
g. Federal Land Management

### Development Guidelines
Development in the Open Space category is considered on a case-by-case basis with significant input from the federal, state or local agency managing the property, when applicable.

## Commercial Master Plan Category
### Intent
The Commercial Master Plan category is generally composed of the General Commercial (GC), Neighborhood Commercial (NC) and Tourist Commercial (TC) regulatory zones. The intent of the Commercial category is to create and preserve areas for businesses that provide a variety of wholesale and retail goods and services, which serve a neighborhood or community market and are created in conjunction with residential uses to create a mixed-use, new-urbanist community. The uses may include wholesale and retail stores, shopping centers, specialty shops, personal services and automobile services. Other uses include offices, restaurants, theaters and other compatible activities that serve the area. Business parks containing professional, medical, educational, financial and insurance services and supportive commercial activities are also appropriate under this classification. Facades around retail shall be required (Photo 14, Page 23), while blank facades (Photo 15, Page 23) around retail shall not be permitted.

### Development Guidelines
Development in the commercial group is appropriate under the following conditions:

A. <u>Conservation</u>: Groundwater recharge capabilities and scenic and aesthetic qualities shall be conserved. Development shall have slope, soil, geology and other physical conditions that make it suitable for the project being proposed. Xeriscaping, landscaping practices should be implemented to conserve water.

B. <u>Land Use and Transportation</u>:
1. Land Use:
   i. Adjacent land uses shall be compatible.
   ii. Strip commercial development is strongly discouraged unless the development is part of a mixed-use district, transit-oriented corridor or similar district, and designed for pedestrian use. If strip commercial development is allowed, strict parking requirements must be enforced to disallow vast expanses of parking that discourage walking and perpetuate the use of the automobile.
   iii. Commercial/retail shall be encouraged at the bottom of every multi-family residence and within walking distance to single-family residence.
   iv. Commercial uses in residential areas shall be in the form of neighborhood centers, which are within walking distance to single-family homes, or in mixed-used development were the commercial/retail is located below or abutting multi-family residence. Such centers are encouraged to use design that reflects the character of the area, is pedestrian oriented with limited parking and is complementary to the surrounding environment. The general ratio of commercial development to population served is 5 acres per 2,000 population.

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v. The Public and Semi-Public Facilities (PSP), Open Space (OS), Parks and Recreation (PR), or Specific Plan (SP) regulatory zones may be appropriate as supporting uses to the commercial uses.

2. Transportation:
    i. Commercial property owners shall use the following access guidelines:
        a. With the exception of shopping centers and other multi-use centers, each parcel will be allowed only one access point and adjoining properties will share a common access, which shall be constructed on or near the property line. Additionally, alternative access will be from the least impacted of the two streets.
        b. Large or adjoining parcels shall, when practicable, construct a frontage road rather than allow multiple access routes to a roadway.
    ii. Pedestrian connections to adjoining areas via walkways or bicycle lanes shall be required.
    iii. Transportation and circulation systems shall allow for direct access by adjoining neighborhoods while discouraging cut-through traffic.
    iv. Public transit shall be incorporated with all new, large-scale development.
    v. The road network shall be interconnected to encourage fluidity between different uses.
    vi. Transportation facilities shall be sized for the number of trips per day and peak trips per hour as determined from the latest edition of the Institute of Transportation Engineers Trip Generation Report.

C. ### <u>Public Services and Facilities:</u> The site shall be served by facilities that have existing capacity based on the following minimum standards:

1. Fire, EMS: 5 minute response time
2. Police: 10 minute response time
3. Water: Requirement will vary by individual development; connection to a community water system is required. For general area planning purposes:

    1.73 acre feet/year/acre (9.9 employees/acre) is estimated for General Commercial (GC) uses;

    5.63 acre feet/year/acre (32.2 employees/acre) is estimated for Neighborhood Commercial (NC) uses;

    7.2 acre feet/year/acre (41.2 employees/acre) is estimated for Tourist Commercial (TC) uses.

4. Sewer: Requirement will vary by individual development; connection with community disposal system is required. For general area planning purposes:

    780 gallons/day/acre (9.9 employees/acre) is estimated for General Commercial (GC) uses;

    2,536 gallons/day/acre (32.2 employees/acre) is estimated for Neighborhood Commercial (NC) uses;

    3,245 gallons/day/acre (41.2 employees/acre) is estimated for Tourist Commercial (TC) uses.

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### Industrial Master Plan Category

#### Intent
The Industrial Master Plan category is generally composed of the Industrial (I) regulatory zone. The intent of the Industrial category is to provide for activities such as manufacturing, warehousing, mining and construction. The industrial designation is intended to create an environment in which industrial operations may be conducted with minimal impact on the natural environment and surrounding land uses. To conform with the Regional Plan, in unincorporated areas within the TMSA, non-residential uses of appropriate scale to serve the community and not the greater region are allowed. The appropriate scale of non-residential development shall be based on generally accepted service standards for population, employment, service area, and market analysis. Industrial/warehouse uses are permitted only within existing or master-planned multi-use business parks found in conformance with the Regional Plan.

#### Development Guidelines
Development in the industrial group is appropriate under the following conditions:

A. <u>Conservation</u>: Industrial uses, including mining, excavation and related activities, shall comply with the conservation, water quality and air quality policies in the Washoe County Master Plan and individual Area Plans. These uses shall also comply with applicable regulations established by Washoe County and state and federal governmental agencies.

B. <u>Land Use and Transportation</u>: Industrial property owners shall use the following access guidelines:

1. Each parcel will be allowed only one access point and adjoining properties will share a common access, which shall be constructed on or near the property line. Additionally, alternative access will be from the less impacted of the two streets.
2. Large or adjoining parcels shall, when practicable, construct a frontage road rather than allow multiple access routes to a roadway.
3. The proposal shall not have access to a local street that primarily serves residential uses.
4. The proposal shall have direct access to an existing or planned arterial road. However, when 60 percent or more of a proposal's transport needs are served by rail, access to an existing or planned collector is acceptable.
5. Public transit shall be incorporated with all large-scale industrial development.
6. Transportation facilities shall be sized for the number of trips per day and peak trips per hour as determined from the latest edition of the Institute of Transportation Engineers Trip Generation Report.
7. Public and Semi-Public Facilities (PSP), Open Space (OS), Parks and Recreation (PR), or Specific Plan (SP) regulatory zones may be appropriate as supporting uses to the industrial uses.

C. <u>Public Services and Facilities</u>: The site shall be served by facilities that have existing capacity based on the following minimum standards:

1. Fire, EMS 5-10 minute response time
2. Police 10-15 minute response time
3. Water Requirement will vary by individual development; for area planning purposes, a figure of 1 acre foot/year/acre (5.8 employees/acre) will be used; connection to a community water system required.
4. Sewer Requirement will vary by individual development; for area planning purposes, a figure of 457 gallons/day/acre (5.8 employees/acre) will be used; connection with community disposal system required.

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### Table 3: Land Use Compatibility Matrix

| | LDR | MDR | HDR | LDS/ LDS 2 | MDS/ MDS 4 | HDS | LDU | MDU | HDU | PR | PSP | GC | NC | TC | I | GR/ GRR | OS |
| :--- | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: |
| **LDR** | | H | H | M | M | M | L | L | L | H | M | L | L | L | L | H | H |
| | **MDR** | H | H | M | M | M | L | L | H | M | L | L | L | L | M | H | |
| | | **HDR** | H | H | M | M | M | L | H | M | L | L | L | L | M | H | |
| | | | **LDS/ LDS 2** | H | H | M | M | M | H | M | L | L | L | L | M | H | |
| | | | | **MDS/ MDS 4** | H | H | M | M | H | M | L | L | L | L | M | H | |
| | | | | | **HDS** | H | H | M | H | M | L | M | M | L | M | H | |
| | | | | | | **LDU** | H | H | H | H | M | M | L | L | M | H | |
| | | | | | | | **MDU** | H | H | H | M | M | L | M | L | H | |
| | | | | | | | | **HDU** | H | H | M | M | M | M | L | H | |
| | | | | | | | | | **PR** | H | H | H | H | M | H | H | |
| | | | | | | | | | | **PSP** | H | H | H | H | M | H | |
| | | | | | | | | | | | **GC** | H | H | M | L | H | |
| | | | | | | | | | | | | **NC** | H | M | L | H | |
| | | | | | | | | | | | | | **TC** | M | L | H | |
| | | | | | | | | | | | | | | **I** | L | M | |
| | | | | | | | | | | | | | | | **GR/ GRR** | H | |
| | | | | | | | | | | | | | | | | **OS** | H | |

H - High Compatibility: Little or no screening or buffering necessary.
M - Medium Compatibility: Some screening and buffering necessary.
L - Low Compatibility: Significant screening and buffering necessary.

### Regulatory Zones

#### Residential
LDR - Low Density Rural
MDR - Medium Density Rural
HDR - High Density Rural
LDS/LDS 2 - Low Density Suburban
MDS/MDS 4 - Medium Density Suburban
HDS - High Density Suburban
LDU - Low Density Urban
MDU - Medium Density Urban
HDU - High Density Urban

#### Non-Residential
PR - Parks and Recreation
PSP - Public and Semi-Public Facilities
GC - General Commercial
NC - Neighborhood Commercial/Office
TC - Tourist Commercial
I - Industrial
GR - General Rural
GRR - General Rural Residential
OS - Open Space

| | |
| :--- | :--- |
| Note: | Plans for the amount of screening and buffering shall be made to the satisfaction of Washoe County Department of Community Development staff before completion of project review. |
| Source: | Washoe County Department of Community Development |

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### Table 4: Planning Area Minimum Service Standards[^p69-1]

| Service | Master Plan Designation | | | |
| :--- | :--- | :--- | :--- | :--- |
| | **Urban, Industrial, and Commercial** | **Suburban** | **Rural Residential** | **Rural** |
| Water | Connection w/community water system | Connection w/community water system; HDR – Individual well | Individual well | Individual well |
| Sewer | Connection w/community sewage disposal system | Connection w/community sewage disposal system[^p69-2] | Individual sewage disposal system | Individual sewage disposal system |
| Fire, EMS | 5 minute or less response time[^p69-3] | 10 minute or less response time | 20 minute or less response time | 20 minute or more response time |
| Police | 10 minute response time[^p69-4] | 10-15 minute response time | 20-25 minute response time | 25 minute or more response time |
| Schools: | | | | |
| Elementary | Walk-in; 1 mile or less | 15 minutes one-way | 40 minutes one-way | 90 minutes maximum |
| Middle | Walk-in; 2 miles or less | 25 minutes one-way | 55 minutes one-way | 90 minutes maximum |
| High | Walk-in; 3 miles or less | 35 minutes one-way | 75 minutes one-way | 90 minutes maximum |
| Libraries | 5 miles or less | 5 miles or less | 40 minutes one-way | 75 minutes one-way |
| Community Parks | 7 acres per 1,000 population | 7 acres per 1,000 population | 7 acres per 1,000 population | 7 acres per 1,000 population |

Notes:
[^p69-1]: These standards are used for planning purposes and may be modified by the Washoe County Board of County Commissioners as deemed appropriate in response to budget constraints.
[^p69-2]: Exemptions for HDR, LDS and MDS connection to community sewage disposal system may occur in specific cases
[^p69-3]: Response time is measured from the time the initial call is received until the arrival of the first emergency vehicle.
[^p69-4]: For a Class 1 Offense (a major incident or serious crime).
5 Service levels for Open Space Master Plan category are determined on a case-by-case basis.

Source: Washoe County Department of Community Development

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### Table 5: Master Plan Categories and Regulatory Zones

| Master Plan Category | Regulatory Zones Allowed |
| :--- | :--- |
| <u>Rural</u> | <ul><li>General Rural</li><li>General Rural Residential</li><li>Public and Semi-Public Facilities</li><li>Parks and Recreation</li><li>Specific Plan</li><li>Open Space</li></ul> |
| <u>Rural Residential</u> | <ul><li>Low Density Rural</li><li>Medium Density Rural</li><li>High Density Rural</li><li>Public and Semi-Public Facilities</li><li>Specific Plan</li><li>Parks and Recreation</li><li>Open Space</li></ul> |
| <u>Suburban Residential</u> | <ul><li>Low Density Suburban</li><li>Low Density Suburban Two</li><li>Medium Density Suburban</li><li>Medium Density Suburban Four</li><li>High Density Suburban</li><li>Public and Semi-Public Facilities</li><li>Specific Plan</li><li>Parks and Recreation</li><li>Open Space</li></ul> |
| <u>Urban Residential</u> | <ul><li>Low Density Urban</li><li>Medium Density Urban</li><li>High Density Urban</li><li>Public and Semi-Public Facilities</li><li>Specific Plan</li><li>Parks and Recreation</li><li>Open Space</li></ul> |
| <u>Commercial</u> | <ul><li>Neighborhood Commercial/Office</li><li>General Commercial</li><li>Tourist Commercial</li><li>Public and Semi-Public Facilities</li><li>Specific Plan</li><li>Parks and Recreation</li><li>Open Space</li></ul> |
| <u>Industrial</u> | <ul><li>Industrial</li><li>Public and Semi-Public Facilities</li><li>Specific Plan</li><li>Parks and Recreation</li><li>Open Space</li></ul> |
| <u>Open Space</u> | <ul><li>Open Space</li><li>Public and Semi-Public Facilities</li><li>Parks and Recreation</li></ul> |

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# Transportation Plan

A safe and efficient transportation system is an important indicator of the vitality and health of an area. Transportation needs are directly related to land use choices. Issues such as the growth, distribution and timing of land development determine the effectiveness of the transportation network. The transportation plan identifies issues that affect policies that, along with other Elements of the Master Plan, further define the County’s vision for physical development.

**Figure 13: Circular Dependency of Transportation Concerns**

<<FIGURE>>

Source: Washoe County Department of Community Development

### Agency Roles

In Washoe County, transportation planning is under the authority of several different agencies. Together, these agencies are responsible for complying with Nevada Revised Statutes regarding transportation planning. Nevada Revised Statutes break down transportation planning into several distinct categories that cover a broad range of information. The Statutes states that a transportation plan may contain “locations of rights-of-way, terminals, viaducts and grade separations. The plan may also include port, harbor, aviation and related facilities.” A transit plan may contain “proposed multimodal system of transit lines, including mass transit, streetcar, motor coach and trolley coach lines, paths for bicycles and pedestrians, and related facilities.” A streets and highway plan may show “the general locations and widths of a comprehensive system of major traffic thoroughfares and other traffic ways and of streets and the recommended treatment thereof, building line setbacks, and a system of naming or numbering streets and numbering houses, with recommendations concerning proposed changes.”

Much of this information can be found in the 2030 Regional Transportation Plan that was produced by the Regional Transportation Commission of Washoe County (RTC). The RTC was designated the Metropolitan Planning Organization (MPO) for Washoe County by the Governor of

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Nevada. This agency is responsible, under federal law, for developing the Regional Transportation Plan (RTP) and the Regional Transportation Improvement Program (RTIP). The RTC coordinates regional planning efforts for all modes of travel including automobiles, transit, bicycles, pedestrians, aviation, and rail and goods movement. The agency also addresses transportation management strategies to make the system more efficient. It is more efficient to have the RTC address transportation needs in both the cities and unincorporated county than several agencies working on the same issue. In the Tahoe region of the County, the Tahoe Regional Planning Agency (TRPA) has been designated as the Metropolitan Planning Organization. The Tahoe Regional Transportation Plan for 2030 addresses similar issues as the RTC with additional emphasis on the environmental impacts from transportation needs. Issues included in the document include traffic engineering, traffic systems management, traffic signal design, multi-modal transportation planning, transit planning and operations, parking analysis and parking feasibility reports, parking facility design, traffic impact studies, access planning and design, and bicycle/pedestrian circulation.

The Nevada Department of Transportation (NDOT) also plays a vital role in the management of the transportation network. Its mission is to efficiently plan, design, construct and maintain a safe and effective transportation system for Nevada. The agency is divided into three districts to better manage the vast highway system. Washoe County is located within District 2.

Washoe County coordinates activities with all these agencies. Using the evaluation criteria described later in this section, the street and highway system in the most populated portions of the County is regularly analyzed and evaluated for existing capacity deficiencies by County staff and by the RTC, or in the case of roadways in the Tahoe area, with the Train addition to the County staff and RTC and TRPA evaluations of the County’s roadway system for existing capacity problems, the Washoe County Department of Public Works is engaged in an ongoing road surface management program. With the aid of computer analysis, the County routinely assesses the physical condition of all County-maintained roadways and programs repairs in an effort to ensure that these facilities remain in good condition and do not deteriorate to the point of requiring replacement. Major maintenance projects and priorities in each County planning area are identified annually in the County’s Capital Improvements Program.

## Existing Conditions

### Functional Classification

Washoe County maintains over 1,000 miles of roadway. In order to plan for road construction and maintenance needs, a classification system is used to group roads by similar characteristics. Washoe County uses a well-known method to classify roads that is based upon function. Functional classification is a long-range planning tool that helps link land use with transportation. Functional classification further allows for the preservation of right-of-way in the future as properties are developed. A well conceived functional classification system also helps to ensure that roadway facilities, which are necessary to provide safe and smooth, interconnected transitions between roadways with different functional classifications, are planned, constructed and maintained.

Function is generally divided into the two competing purposes: mobility and access. Mobility is based upon the volume of traffic moving at the greatest unimpeded speed along a given thoroughfare and roadway network. Accommodating low-speed and low-volume roadways with intersections and driveways provides access. At one end of the functional classification spectrum, freeways and high access control arterials provide the greatest mobility but have limited access. At the other end of this spectrum, collector roads and local neighborhood streets provide a high degree of access but, due to speed and design restrictions, offer limited mobility.

Freeways (i.e. interstates, expressways and other grade-separated, limited-access facilities) are the classification that characterizes roadways that offer the greatest degree of mobility. High access control arterials are designed to move large volumes of traffic through an urban area or region with minimum amounts of access, and moderate access control arterials are designed to

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move moderately high traffic volumes within an area or region with moderate amounts of access. Low access control arterials move lower traffic volumes between smaller activity centers or between individual suburban areas. Arterials of all types generally make up approximately 15 to 30 percent of an urban/suburban roadway system.

Collector roadway is the classification that characterizes facilities that provide the necessary transitions between all types of arterial roadways and local roads. Collectors do not typically serve interregional movement. Rather, collectors usually provide connections to the regional roadway network (i.e. arterials) from clustered shopping areas, business parks or subdivisions. These roadways generally carry less traffic than arterials, but this can vary depending upon the overall hierarchy of roadways that exist as a part of any particular system. It also depends on the need for transitional roadways between local destination(s) and the roadways that provide greater mobility to other parts of a region. Collector roadways generally make up between 5 and 10 percent of an urban/suburban roadway system.

Local roadway is the classification that characterizes facilities that provide maximum access to individual properties. Typical examples of local roadways are internal subdivision roadways that provide access to individual homes, or roadways that provide a similar level of access to business or industrial parks. Although local roadways can provide direct access between nearby residences or businesses, they do not usually provide for direct or efficient movement from one part of a community or region to another. Between 60 and 80 percent of an urban/suburban roadway system is typically composed of local roadways.

### Figure 14: Road Hierarchy Example

<<FIGURE>>

Source: Washoe County Department of Community Development

It is important to understand that as growth and development occurs, road functions may also change. It is not uncommon for a roadway that once served as an access road to distant ranches to now serve residential subdivisions and commercial land uses. These roadways should be reclassified as collectors or arterials depending on the intensity of development and the type of traffic generated by the development. Design standards or guidelines must change to meet actual or impending change in traffic character and road function. Actions taken by a local jurisdiction to control or direct the form and location of growth or to preserve the current physical and scenic characteristics of a highway corridor should also reflect the need for a reexamination of existing functional classification.

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### Level of Service

Washoe County evaluates the quality of travel on its roadways using Level Of Service (LOS) measures. Roadway LOS is a hierarchical classification of drivers' perceptions as to the quality of service provided by a roadway facility. Similar to the common report card system, LOS is represented by the letters A through F. An A generally represents the most favorable driving conditions and F represents the least favorable. Table 6 further describes LOS characteristics.

#### Table 6: Level of Service (LOS) Categories

| LOS | Description |
| :--- | :--- |
| A | Relative free-flow. No restrictions to vehicle maneuverability or speed. Very slight delay. |
| B | Stable flow. Some slight reduction in maneuverability and speed. Slight delay. |
| C | Stable flow operation. Higher volumes. More restrictions on maneuverability and speed. Acceptable delay. |
| D | Approaching unstable flow operation. Lines develop. Little freedom to maneuver. Tolerable delays for short periods. |
| E | Unstable flow or operation. Low operating speed; momentary stoppages. This condition is not uncommon in peak hours. Congestion and lengthy delays. |
| F | Forced flow or operation. Gridlock occurs. |

Source: Regional Transportation Commission of Washoe County

The operational standards used to determine LOS differ depending on the type of facility being analyzed. With the exception of the County's two major freeways (I-80 and US-395), the majority of the County's roadway system is composed of four basic types of roadway facilities:

* at-grade roadway segments that are not controlled by stop signs or traffic signals;
* at-grade roadway segments that are substantially restricted by stop signs or traffic signals;
* intersections that are stop sign controlled; and
* intersections that are traffic signal controlled.

When peak-hour volumes are expressed as an average percentage of total daily traffic, it is also possible to express LOS in terms of daily traffic volume. The LOS standard is based upon a roadway's functional classification posted speed, amount of access and the number of lanes provided.

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### Table 7: Adopted Streets and Highways System Level of Service Thresholds for Roadway Segments

| Average Daily Traffic Level of Service Thresholds by Facility Type for Roadway Planning | | | | | |
| :--- | :---: | :---: | :---: | :---: | :---: |
| **Facility Type** | **Maximum Service Flow Rate (daily) for Given Service Level** | | | | |
| **Number of Lanes** | **LOS A** | **LOS B** | **LOS C** | **LOS D** | **LOS E** |
| **Freeway** | | | | | |
| 4 | $\leq$ 28,600 | 42,700 | 63,500 | 80,000 | 90,200 |
| 6 | $\leq$ 38,300 | 61,200 | 91,100 | 114,000 | 135,300 |
| 8 | 51,100 | 81,500 | 121,400 | 153,200 | 180,400 |
| 10 | 63,800 | 101,900 | 151,800 | 191,500 | 225,500 |
| **Arterial-High Access Control** | | | | | |
| 2 | n/a | 9,400 | 17,300 | 19,200 | 20,300 |
| 4 | n/a | 20,400 | 36,100 | 38,400 | 40,600 |
| 6 | n/a | 31,600 | 54,700 | 57,600 | 60,900 |
| 8 | n/a | 42,500 | 73,200 | 76,800 | 81,300 |
| **Arterial-Moderate Access Control** | | | | | |
| 2 | n/a | 5,500 | 14,800 | 17,500 | 18,600 |
| 4 | n/a | 12,000 | 32,200 | 35,200 | 36,900 |
| 6 | n/a | 18,800 | 49,600 | 52,900 | 55,400 |
| 8 | n/a | 25,600 | 66,800 | 70,600 | 73,900 |
| **Arterial-Low Access Control** | | | | | |
| 2 | n/a | n/a | 6,900 | 13,400 | 15,100 |
| 4 | n/a | n/a | 15,700 | 28,400 | 30,200 |
| 6 | n/a | n/a | 24,800 | 43,100 | 45,400 |
| 8 | n/a | n/a | 34,000 | 57,600 | 60,600 |
| **Arterial-Ultra-Low Access Control** | | | | | |
| 2 | n/a | n/a | 6,500 | 13,300 | 14,200 |
| 4 | n/a | n/a | 15,300 | 27,300 | 28,600 |
| 6 | n/a | n/a | 24,100 | 41,200 | 43,000 |
| 8 | n/a | n/a | 33,300 | 55,200 | 57,400 |
| **Collector-Ultra-Low Access Control[^p75-1]** | | | | | |
| 2 | n/a | n/a | 7,300 | 8,500 | 9,100 |
| **Rural Highway-Ultra-Low Access Control[^p75-1]** | | | | | |
| 2 | 2,100 | 4,200 | 6,800 | 10,800 | 17,300 |

Note: 1 Contact the RTC Planning Department for LOS thresholds for collector and rural highway facility types with access controls other than ultra-low access control.

Source: Regional Transportation Commission of Washoe County

[^p75-1]: Contact the RTC Planning Department for LOS thresholds for collector and rural highway facility types with access controls other than ultra-low access control.

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Table 8 lists level of service standards for various roadways throughout Washoe County as adopted in the 2030 Regional Transportation Plan.

### Table 8: Regional Level of Service Standards

| Regional Roadways | |
| :--- | :--- |
| LOS C | • All regional roadway facilities outside the McCarran Boulevard ring |
| LOS D | • All regional roadway facilities inside the McCarran Boulevard ring<br>• All freeways and ramps<br>• North Virginia Street – North McCarran Boulevard to US395<br>• Longley Lane – Double R Boulevard to South McCarran Boulevard |
| LOS E | • McCarran Boulevard – entire length<br>• South Virginia Street – Moana Lane to Plumb Lane<br>• Intersection of South Virginia Street and Plumb Lane<br>• Mill Street – Terminal Way to Ryland Avenue<br>• Intersection of Mill Street and Kietzke Lane<br>• Terminal Way – Villanova Drive to Mill Street<br>• Interstate 80 westbound on-ramp from Rock Boulevard |
| LOS F | • Plumas Street – Plumb Lane to California Avenue<br>• Rock Boulevard – Glendale Avenue to Victorian Boulevard<br>• South Virginia Street – Kietzke Lane to South McCarran Boulevard<br>• Intersection of North Virginia Street and Interstate 80 ramps |

| | |
| :--- | :--- |
| Note: | Except as noted above, all intersections shall be designed to provide a level of service consistent with maintaining the policy level of service of the intersecting corridors. |
| Source: | Regional Transportation Commission of Washoe County. |

### Access Management

Access management strives to ensure mobility of traffic in a safe and efficient manner while allowing access to surrounding developments. This is accomplished by controlling the amount of traffic interruptions caused by vehicles entering or exiting the roadway. The type of land use and volume of traffic are the key components in determining how the access will be managed. Although vehicles need access to the roadway, they do interrupt the flow of traffic. The greater the number of these interruptions, the more impact they have on flow. Access management controls the amount of these interruptions and is a tradeoff between the need for access and the maintenance of traffic flow. Improved coordination of traffic light signals can diminish the interruptions of automobiles entering and exiting the road network. Table 9 lists the access management standards adopted by the Regional Transportation Commission for future improvements to the Regional Road System (RRS).

### Existing Streets and Highways System

A full range of street and highway types, from full-service freeways to local roads, exist in Washoe County. Interstate 80 is the major east-west highway in Washoe County, and U.S. 395 (also referred to as Interstate 580 for a portion of its length) is the major north-south highway. Maps of the principal roadways throughout Washoe County are included on each individual Area Plan Streets and Highways System Plan map.

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### Table 9: Access Management Standards – Arterials, Collectors, Rural Highways[^p77-1]

| Management Access Control | Posted Speeds | Signals per mile | Median Type | Left From Major Street? (spacing from signal) | Left From Minor Street or Driveway? | Right Decel Lanes at Driveways | Driveway Spacing[^p77-2] |
| :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- |
| **High Access Control** | 45-55 mph | 2 or less | Raised w/ channelized turn pockets | Yes 750’ minimum | Only at signalized locations | Yes[^p77-4] | 250’/500’ |
| **Moderate Access Control** | 40-45 mph | 3 or less | Raised or painted w/turn pockets | Yes 500’ minimum | No, on 6 or 8 lane roadways w/o signal | Yes[^p77-5] | 200’/300’ |
| **Low Access Control** | 35-40 mph | 5 or less | Raised or painted w/turn pockets or undivided w/ painted turn pockets or two way left turn lane | Yes 350’ minimum | Yes | No | 150’/200’ |
| **Ultra-Low Access Control** | 30-35 mph | 8 or less | Raised or painted w/turn pockets or undivided w/ painted turn pockets or two way left turn lane | Yes 350’ minimum | Yes | No | 150’/200’ 100’/100’[^p77-3] |

| | |
| :--- | :--- |
| Notes: | 1 On-street parking shall not be allowed on any new arterials per Policy 7 of the Congestion Management Systems (Chapter 9). Elimination of existing on-street parking shall be considered a priority for major and minor arterials operating at or below the policy level of service. |
| | 2 Minimum spacing from signalized intersection/spacing from other driveways. |
| | 3 Minimum spacing on collectors. |
| | 4 If there are more than 30 inbound right-turn movements during peak-hour. |
| | 5 If there are more than 60 inbound right-turn movements during peak-hour. |

Source: Regional Transportation Commission of Washoe County

### Bicycle and Pedestrian Facilities

Bicycling contributes to the federal goals for cleaner air, healthier people, reduced congestion, livable communities and more efficient use of precious land and resources. The current transportation law, the Transportation Equity Act for the 21^st Century (TEA-21) continues to encourage and support the development of bicycle facilities. Bicyclists have the same origins and destinations as other transportation system users; and it is important for them to have safe and convenient access to places one might not think of such as airports, transit terminals and other inter-modal facilities, as well as to places of employment, recreation facilities and neighborhoods. In Washoe County, there are more than 100 miles of bikeways. The 2030 Regional Transportation Plan foresees a greater need for bicycle facilities that will offer alternatives to the single-occupant vehicle (SOV) and increase the mode split of non-auto travel.

Bicycle lanes are classified into three types: Class 1 bicycle lanes are bikeways that are physically separated from motorized vehicular traffic by an open space or barrier and either within the highway right-of-way or within an independent right-of-way. Class 1 bicycle lanes allow cyclists to travel along routes that can decrease the amount of travel time because the path is able to traverse land that is not open to automobile travel and where cross motor vehicular traffic is minimized. In Washoe County, the majority of Class 1 bicycle lanes are located along the Truckee River. A Class 2 bicycle lane is a portion of the roadway designated by striping, signing and pavement markings for the preferential or exclusive use of bicyclists. Bicycle routes share

[^p77-1]: On-street parking shall not be allowed on any new arterials per Policy 7 of the Congestion Management Systems (Chapter 9). Elimination of existing on-street parking shall be considered a priority for major and minor arterials operating at or below the policy level of service.
[^p77-2]: Minimum spacing from signalized intersection/spacing from other driveways.
[^p77-3]: Minimum spacing on collectors.
[^p77-4]: If there are more than 30 inbound right-turn movements during peak-hour.
[^p77-5]: If there are more than 60 inbound right-turn movements during peak-hour.

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the traveled way with motor vehicles and are designated by appropriate directional and informational markers. Class 2 bicycle lanes provide continuity to other bicycle facilities and designate preferred routes through high demand corridors. Class 2 bicycle lanes should promote interconnection along with roadway systems to allow the bicycle rider more destination options then is currently available. New developments should be required to establish a bikeway system along with the road network.

**Photo 25: Class 2 Bicycle Lane**

<<FIGURE>>

*Bicycle lane with right of way, Pasadena, CA*

**Photo 26: Class 1 Bicycle Lane**

<<FIGURE>>

*Grade separated bicycle lane, Denver, CO*

### Table 10: Future Bicycle Facilities – Truckee Meadows

| Street Name | From | To | Class |
| :--- | :--- | :--- | :--- |
| 7th Ave | Biller Ln | Sun Valley Blvd | Bicycle Lane |
| Arrowcreek Pkwy | Thomas Creek Rd | S Virginia St | Bicycle Lane |
| Calle de la Plata | Eagle Canyon Rd | Pyramid Hwy | Bicycle Lane |
| Clear Acre Ln | N McCarran Blvd | Dandini Blvd | Bicycle Lane |
| Dandini Blvd | US 395 | Clear Acre Ln | Bicycle Lane |
| Eagle Canyon Rd | Calle de Plata | Pyramid Hwy | Shared Use Facility |
| Eagle Canyon Rd | Sun Valley Ext | Pyramid Hwy | Bicycle Lane |
| Eastlake Blvd | .4 m N of Carson Co | S Virginia St | Shared Use Facility |
| Eastlake Blvd | US 395 (south) | US 395 (north) | Bicycle Lane |
| El Rancho Dr | Victorian Ave | Clear Acre Ln | Bicycle Lane |
| Foothill Rd | Thomas Creek Rd | S Virginia St | Bicycle Lane |
| Geiger Grade | S Virginia St | Storey Co Line | Bicycle Lane |
| Highland Ranch Pkwy | Sun Valley Pkwy | Pyramid Hwy | Bicycle Lane |
| Hills Dr | Lazy 5 Pkwy | Vista Blvd | Bicycle Lane |
| La Posada Dr | Pyramid Hwy | Cordoba Blvd | Bicycle Lane |
| Lemmon Dr | N Virginia St | Deodar | Bicycle Lane |
| Mt Rose Hwy | Tahoe MPO Boundary | S Virginia St | Bicycle Lane |
| Mt Rose Hwy | Tahoe MPO Boundary | S Virginia St | Shared Use Facility |
| N Virginia St | Truckee River | Stead Blvd | Bicycle Lane |
| North Connector | Sun Valley Blvd | Lemmon Dr | Bicycle Lane |
| Old US 395 | Eastlake Blvd | S Virginia at Bowers Mansion | Bicycle Lane |

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### Table 10: Future Bicycle Facilities – Truckee Meadows (continued)

| Street Name | From | To | Class |
| :--- | :--- | :--- | :--- |
| Orr Ditch | Wedekind Park (proposed) | La Posada Dr | Shared Use Facility |
| Outer Rig Road | US 395 | Vista Blvd | Bile Lane |
| Pyramid Hwy | Mill St | N Limit Warm Springs planning area | Bicycle Lane |
| Red Rock Road | US 395 | N Limit North Valleys planning area | Bicycle Lane |
| S Virginia St | Bowers Mansion Rd | Truckee River | Bicycle Lane |
| Sky Vista Pkwy | Lear Blvd | Lemmon Dr | Bicycle Lane |
| Southeast Connector | Geiger Grade | Truckee River | Shared Use Facility |
| Sun Valley Blvd | Dandini Blvd | Highland Ranch Pkwy | Bicycle Lane |
| Sun Valley Blvd Ext | Highland Ranch Pkwy | Eagle Canyon Rd | Bicycle Lane |
| Thomas Creek | Mt Rose Hwy | Arrowcreek Pkwy | Bicycle Lane |
| Toll Rd | Geiger Grade | Ravazza Rd | Bicycle Lane |
| Toll Rd | Geiger Grade | Ravazza Rd | Shared Use Facility |
| Truckee River | CA Stateline | Pyramid Lake | Shared Use Facility |
| Truckee River | US 40 Hwy | Mesa Park | Shared Use Facility |
| US Hwy 40 | I 80 (west) | I 80 (east) | Bicycle Lane |
| US 395 (north) | East of Red Rock | CA Stateline | Shared Use Facility |
| US 395 (south) | Bower's Mansion | Pagni Ln | Shared Use Facility |
| Village Pkwy | US 395 | White Lake Pkwy | Bicycle Lane |
| Washoe Lake Park | US 395 (south) | US 395 (north) | Shared Use Facility |
| Wedekind Rd | Sutro St | Pyramid Hwy | Bicycle Lane |
| Wedge Parkway | Mt Rose Hwy | Arrowcreek Pkwy | Bicycle Lane |
| West Sun Valley Freeway | Outer Ring Rd | Eagle Canyon | Bicycle Lane |
| Western Truckee Meadows | Mt Rose Hwy | Truckee River | Shared Use Facility |
| White Lake Pkwy | US 395 | Village Pkwy | Bicycle Lane |

Source: Regional Transportation Commission of Washoe County

### Table 11: Future Bicycle Facilities – Tahoe Planning Area

| Street Name | From | To | Class |
| :--- | :--- | :--- | :--- |
| Country Club Dr | Village Blvd | Tahoe Blvd | Bicycle Lane |
| Country Club Dr | Tahoe Blvd | Lakeshore Dr | Bicycle Lane |
| Village Blvd | SR 28 | Lakeshore Dr | Bicycle Lane |

Source: Washoe County Department of Community Development

Although pending state legislation may make pedestrian facilities a higher priority, currently there is no regional effort to inventory the conditions and adequacy of pedestrian facilities in Washoe County. The Washoe County Development Code currently requires sidewalks both sides of the street along arterials, and on one side of the street along collector and local streets serving lot sizes of 0.5 to 1.5 acres. Streets serving lot sizes greater than 1.5 acres are exempt from providing sidewalks. To achieve an integrated, inter-modal transportation system by 2030, the Regional Transportation Plan projects a greater emphasis will have to be placed on constructing

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more wider, tree lined, sidewalks, improving pedestrian access to transit on-site parking lots and implementing measures to increase pedestrian safety such as raised crosswalks and refugee medians.

### Transit Service in Unincorporated Washoe County

Limited fixed-route transit service is currently available in parts of unincorporated Washoe County through the RTC Ride bus system. RTC Ride is the region's public transportation system and is operated by the Regional Transportation Commission (RTC). Although some RTC Ride routes do access portions of unincorporated Washoe County south of Reno, the primary RTC Ride service to the unincorporated portions of the County is provided in Sun Valley and the North Valleys.

RTC also provides demand responsive and limited demand-based fixed-route paratransit service to many parts of the unincorporated County through its RTC Access system. Transit service to the Lake Tahoe and Incline Village areas is through the Tahoe Area Regional Transit (TART). TART service is provided by RTC, in cooperation with Placer County, California. Since August 2000, RTC has partnered with the Nevada Department of Transportation to fund intercity service between Reno and Carson City.

### Future Streets and Highways System

While some Regional Transportation Commission (RTC) and County planning resources are focused on assessing existing conditions, much of this joint transportation planning effort is devoted to forecasting future land use and transportation conditions and determining what improvements will be needed to accommodate the region's anticipated growth. In order to accomplish this task, a traditional four-step transportation modeling process is employed by the Regional Transportation Commission, with significant input from County staff.

The land use assumptions used in the modeling process reflect the land use plans contained in each applicable Area Plan. Before beginning the modeling process, it is necessary to divide the subject area into zones and then assign the land use assumptions to the zones. The essence of the modeling process is to determine the average trip generation associated with existing and forecasted land uses (by zone), distribute these trips between the established zones, determine what share of all trips will be made by what mode of transportation and, finally, to assign these trips to both existing and planned facilities.

Street widths should be created to encourage new-urbanist, transit-oriented development. Graphics represented on pages 16-18 demonstrate desired street widths to promote the mixed-use, pedestrian-friendly environment, which is the goal Washoe County's future development.

The 2030 Regional Transportation Plan and other relevant transportation analyses are updated periodically as changes in land use patterns and system infrastructure, or improvements in analysis techniques, warrant. Particular care is given to assessing changes in travel behavior characteristics and trip generation rates that result from the emergence of home-based occupations made possible through electronic communications. The effect of expanded transit service availability and other alternative transportation modes on system operations will also be closely monitored. A summary of the system improvements, which current forecasts indicate are needed to avoid future capacity problems, is outlined in the following text.

### Streets and Highways System Improvement Needs

Roadway improvements shown in Table 12, include planned improvements for 2002-2030, based on 2030 Regional Transportation Plan (RTP) analysis of current land use assumptions. This list may change over time as land use assumptions are updated and as growth actually occurs.

It is important to note that only roadways which provide a regional benefit (i.e. roadways that provide transportation system improvement benefits beyond those directly received by any

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individual development or closely arrayed group of developments) have been included in the 2030 RTP. This list does not include any planned maintenance projects (i.e. overlays, rehabilitations of existing structures, etc.). Minor projects, such as intersection improvements or signalizations, which will be implemented in support of a more significant improvement, such as a new roadway construction or major facility expansion or are implemented as part of a special project, have also been omitted from this list. However these projects do account for a certain percentage of the regional network financial plan. A more complete description of the projects listed, including cost and timing estimates, is provided in the FY 2005-2009 Regional Transportation Commission Transportation Improvement Plan and the Washoe County Capital Improvements Program.

#### Table 12: Streets and Highways Improvements – FY 2004-2030

| Road | Segment | Phasing | Improvements |
| :--- | :--- | :--- | :--- |
| Arrowcreek Pkwy | Zolezzi Ln to Wedge Pkwy | 2004-2012 | Widen 2 to 4 lanes |
| Calle de la Plata Dr | Eagle Canyon Rd to Pyramid Hwy | 2004-2012 | New 2-lane road |
| Eagle Canyon Rd | Calle de la Plata to Pyramid Hwy | 2004-2012 | Widen to 4 lanes |
| Foothill Dr | S Virginia to Broken Hill Rd | 2021-2030 | Widen to 4 lanes |
| Geiger Grade | Toll Rd to Rim Rock Dr | 2004-2012 | Widen to 4 lanes |
| Highland Ranch Pkwy | Sun Valley Blvd to Pyramid Hwy | 2004-2012 | Widen 2 to 4 lanes |
| Huffaker Ln (West) | US 395 to Meadow Vista Ct | 2004-2012 | Widen to 4 lanes |
| Lemmon Dr | N Virginia to US 395 | 2004-2012 | New 2-lane road |
| Lemmon Dr | Sky Vista Pkwy to Military Rd | 2021-2030 | Widen 4 to 6 lanes |
| Lemmon Dr | Limber Pine Dr to Deodar St | 2021-2030 | Widen 2 to 4 lanes |
| I 80 | @ Garson Rd | 2004-2012 | Reconstruct interchange |
| I 80 | @Patrick Interchange | 2004-2012 | Improve Interchange |
| I 80 | @Tracy Clark Interchange | 2004-2012 | Construct Interchange |
| McCarran Blvd | Entire Length | 2021-2030 | 12 grade separated intersections |
| Military Rd | Lemmon Dr to Lear Blvd | 2021-2030 | Widen 2 to 4 lanes |
| Mt. Rose Hwy | US 395 to Thomas Creek Rd | 2013-2020 | Widen 4 to 6 lanes |
| Mt. Rose Hwy | Timberline to Mt Rose Summit | 2021-2030 | Improve with intersection turn bays, additional truck passing lanes, operate as moderate access control |
| North Connection | Sun Valley Blvd to Lemmon Dr | 2021-2030 | New 2-lane road |
| N Virginia St | Business 395 to Golden Valley Rd | 2004-2012 | Widen 2 to 6 lanes |
| N Virginia St | Golden Valley Rd to Lemmon Dr (Heindel) | 2004-2012 | Widen 2 to 4 lanes |
| N Virginia St | Lemmon Dr (Heindel) to Seneca Dr | 2004-2012 | Widen 2 to 4 lanes |
| Old Hwy 40 | I 80/Garson (E Verdi) to Gold Ranch | 2021-2030 | Widen 2 to 4 lanes |
| Outer Ring Road | US 395 to Sparks Blvd | 2013-2020 | New 6-lane freeway |
| Pyramid Hwy | La Posada Dr to Egyptian Dr | 2004-2012 | Widen 2 to 4 lanes |
| Pyramid Hwy | Egyptian Dr to Calle de la Plata Dr | 2004-2015 | Widen 2 to 4 lanes |
| Pyramid Hwy | Outer Ring Rd to La Posada Dr | 2013-2020 | Convert to 6-lane freeway |
| Red Rock Rd | Moya Blvd to Silver Knolls Blvd | 2021-2030 | Widen 2 to 4 lanes |
| Southeast Connection | Geiger Grade to Greg Street (Sparks Industrial Connector) | 2013-2020 | New 4-lane road |
| Sun Valley Pkwy | 7th Ave to Arapaho Dr | 2004-2012 | Widen 2 to 4 lanes |
| Sun Valley Pkwy | Outer Ring Rd to 4th Ave | 2004-2012 | Widen 4 to 6 lanes |

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#### Table 12: Streets and Highways Improvements – FY 2004-2030 (continued)

| | | | |
| :--- | :--- | :--- | :--- |
| Sun Valley Pkwy | 4^th Ave to 5^th Ave | 2004-2012 | Widen 4 to 6 lanes |
| Sun Valley Pkwy | Highland Ranch Pkwy to Eagle Canyon Dr | 2004-2012 | New 2-lane road |
| Sun Valley West Arterial | Eagle Canyon Rd to Outer Ring Rd | 2013-2020 | New 4-lane road |
| Toll Rd | Geiger Grade to Scarlet Way | 2021-2030 | Widen 2 to 4 lanes |
| US 395 | @Pagni Ln | 2004-2012 | Construct Interchange |

Source: Regional Transportation Commission, 2030 Regional Transportation Plan, Table 3-7

### RTC Non-Auto Modal Split Goal

A goal of the 2030 Regional Transportation Plan (RTP) is to increase the minimum non-auto modal split. The plan calls for a minimum non-auto modal split of 3 percent by 2012, 4 percent by 2020 and 6 percent by 2030. In order to accomplish this, there will have to be changes not only in the services provided, but also to the way in which land use decision are made in the County. The RTP contains a public policy that states approximately 80 percent of RTC Ride service will be allocated to maximize productivity and 20 percent for coverage to provide service in less dense areas. Service will be focused on moving people for each dollar that gives the community greatest congestion relief and air quality benefits. To be effective, policy makers will have to weigh land use and transportation decisions based on opportunities for non-auto transportation.

There are essential land use changes that must be implemented to accomplish the non-auto modal split goal. There is a direct correlation between increased zoning densities created in conjunction with mixed-use development with diminished automobile usage. If individuals are able to walk to daily amenities, they are much less likely to rely on the automobile. These mixed-use, new-urbanist developments must be created in conjunction with transit stations that are within an acceptable walking distance from residence to make public transit more desirable. Zoning for parking should be greatly diminished to discourage vast expanses of blacktop and encourage the community to travel to and from daily uses utilizing alternative modes of transportation. Streets must be interconnected to increase access to destinations. Bicycle lanes should be implemented on older streets and incorporated in all new streets to increase the safety associated with biking, making it a viable option for transportation.

### Issues Identification

New issues arise as the communities grow and evolve. In an effort to understand the complexities of transportation 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 Transportation Plan section and the Goals and Policies section may not incorporate all of the issues. 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 this 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.

### Graying Population

By the year 2025, 65 million Americans will be 65 or older. Our transportation network is not prepared to meet the needs of a rapidly changing population comprised of seniors. The lack of transportation options forces many people to rely on driving to get where they need to go. Physical limitations from aging force many older Americans to stop driving, which often leaves them isolated and without a means of transportation. In the report Aging Americans: Stranded Without Options, the American Public Transportation Association reported on findings done by a

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2001 National Household Transportation Survey. The following findings are significant in relation to transportation issues that will affect Washoe County in the next few decades.

* Less than one-third of Americans 65 or older has access to adequate public transportation to meet their daily needs.
* More than half of all non-drivers aged 65 and over stay at home in a given day, often because they do not have transportation options.
* Half of all adults cannot choose to take public transportation because service is not available in their area, particularly in rural and small towns.
* Seniors take an estimated 310 million trips per year on public transportation. Research shows seniors use public transportation when it is available, and access to goods and services reduces seniors’ isolation and increases their mobility.

### Figure 15: Population 65 or Older Categorized by State

<<FIGURE>>

Source: U.S. Census Bureau

### Walkable Communities

During the second half of the last century, transportation systems focused on creating an efficient environment for the automobile. Civil engineers and planners alike shared in a common goal of building a transportation system that promoted the safety, convenience and comfort of those in vehicles. A secondary effect of this narrow goal was that basic human activity of walking was ignored. This was brought to the attention of representatives in Congress who commissioned studies on the issue. As a result of the findings, Congress passed the Intermodal Surface Transportation Efficiency Act (1991) and later expanded on it through the passage of the Transportation Equity Act for the 21st Century (1998). These acts promote walkable, livable and accessible communities. They reinforce the findings that people want to live and work in places

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where they feel safe and conveniently walk or bicycle to daily amenities, work, and transit stops without having to deal with worsening traffic congestion.

Washoe County has established a clear definition of exactly what a walkable community consists of. A community where people of all ages and abilities have easy access to their community on foot, an automobile is not needed for every trip. Walking communities promote safer, healthier, and friendlier places where parents can feel comfortable letting their child play outside without fear of the automobile. Streets and highways are designed or reconstructed to provide safe and comfortable facilities for pedestrians, and are safe and easy to cross for all people. Pedestrians are given priority in neighborhood, work, school, and shopping areas. Motor vehicles speeds are reduced (and in some places motor vehicles have been eliminated entirely) to ensure compatibility with pedestrian traffic.

### Table 13: ITE Sidewalk Installation Guidance

| Land Use/(Roadway Functional Classification) and Dwelling Units | New Urban and Suburban Streets | Existing Urban and Suburban Streets |
| :--- | :--- | :--- |
| Commercial & Industrial/ (All streets) | Both sides. | Both sides. Every effort should be made to add sidewalks where they do not exist and complete missing links. |
| Residential/(Major Arterials) | Both sides. | Both sides. |
| Residential/(Collectors) | Both sides. | Multi-family—both sides. Single family—prefer both sides, require at least one side. |
| Residential/(Local Streets) More than 4 Units per Acre | Both sides. | Prefer both sides, require at least one side. |
| 1 to 4 Units per Acre | Prefer both sides, require at least one side. | One side preferred, at least 4-foot shoulder on both sides required. |
| Less than 1 Unit per Acre | One side preferred, shoulder on both sides required. | One side preferred, at least 4-foot shoulder on both sides required. |

| | | |
| :--- | :--- | :--- |
| Notes: | 1. | Any local street within two blocks of a school site that would be on a walking route to school—sidewalk and curb and gutter required. |
| | 2. | Sidewalks may be omitted on one side of a new street where that side clearly cannot be developed and where there are no existing or anticipated uses that would generate pedestrian trips on that side. |
| | 3. | Where there are service roads, the sidewalk adjacent to the main road may be eliminated and replaced by a sidewalk adjacent to the service road on the side away from the main road. |
| | 4. | For rural roads not likely to serve development, a shoulder of at least 4 feet in width, preferably 8 feet on primary highways, should be provided. Surface material should provide a stable, mud-free walking surface. |
| Source: | | Institute of Transportation Engineers publication *Design and Safety of Pedestrian Facilities* |

Creating walkable communities is not always an easy task. Much of the work involves retrofitting existing places on a block-by-block basis. In many communities, finding space for pedestrians and bicyclists is often rejected as impossible because of lack of space, funding constraints and a perceived lack of demand. There are also still many persistent, yet incorrect, perceptions that providing walking paths and sidewalks will take away space that could be devoted to vehicular lanes, and that providing pedestrian facilities is dangerous and will create liability issues. These perceptions are slowly beginning to fade as more communities are making a commitment to creating walkable communities. Designers are starting to see the advantages of designing roads

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from the edge of the right-of-way inward rather than from the centerline outward which, in the past, lead to pedestrian facilities incorporated into design as an amenity, rather than a requirement, if additional space was left. The importance of creating a buffer between the walkway, bicycle lane or trail is being realized. Walking and bicycling are encouraged, and provide a safer, healthier mode of transportation.

Creating a walkable community begins with the creation of legislation, zoning, and ordinances that mandate this type of walkable community. The assumption is that people will walk. People want to walk in places that are inviting. If they aren't walking, it is probably because they are prevented from doing so. There are many reasons why this occurs, including insufficient or incomplete or unconnected infrastructure, cul-de-sac development, lack of sidewalks or bicycle paths, barriers such as walls or highways, lack of destinations within one-half mile walking distance, perception that the area is unsafe, or lack of visual interest along the route.

### Walkable Communities and the Connection to Health

Walkable communities promote healthy living. In the last 25 years, the United States has been facing a new health epidemic, obesity. Following World War II and the creation of the 1956 Federal highway act, urban development has been geared to the automobile. Where people once walked, they now drive. This creates a situation in which individuals cannot obtain enough exercise to maintain a healthy lifestyle. The American Medical Association states "In the year 2000, obesity (the condition of being grossly overweight) resulted in 300,000 deaths. Obesity-related problems cost Americans $117 billion. 14 percent of teenagers and 13 percent of children are overweight…People are driving more and fully 80 percent of auto trips are a distance of one mile or less." The American Medical Association highlights the critical connection between sedentary behavior and obesity finding that, in general, Americans are eating more food, more frequently. At the same time, opportunities to burn calories in daily life are diminishing. Children watch more television daily, physical education has been reduced in schools, many neighborhoods lack safe sidewalks, and the workplace is more automated. Walking and bicycling has been replaced by automobile travel for all but the shortest distances.

To combat the effects of sedentary lifestyles created through urban sprawled, cul-de-sac communities the Congress for New Urbanism suggests, "Many activities of daily living should occur within walking distance, allowing independence to those who do not drive, especially the elderly and the young." Interconnected networks of streets should be designed to encourage walking, reduce the number and length of automobile trips, and conserve energy. Schools should be sized and located to enable children to walk or bicycle. Streets and squares should be safe, comfortable and interesting to the pedestrian. Properly configured, they encourage walking.

It has been demonstrated that the design features of the places people live impact individual’s ability to be physically active and can impact their health. There is also evidence that suburban sprawl [is related to increased] obesity. To decrease obesity, development must occur implementing new-urbanist smart growth practices that demand walkable communities to get individuals out of their automobiles, utilizing other modes of transportation that encourage exercise to begin to curb the health, social, and economic effects that obesity places on society.

### Streetscape

Streets serve a number of functions, including providing the primary means of surface transportation routes for pedestrians, bicyclists, transit, automobiles and emergency providers; connecting the neighborhood and community; providing access to destinations; and uniting people through the common public space. Streets have their own sense of place and come alive as residents walk along, stop to chat or when children learn to ride a bicycle for the first time.

A key element in creating a great street environment is the creation of a good streetscape at human scale. Generally, good streetscapes are designed with the following principles:

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*   The essential characteristic to promoting a great streetscape varies in different setting. In urban settings streets should be alive with action. A mixture of uses that allows individuals to exit their homes above or abutting commercial/retail uses, walk to get a cup of coffee, the morning paper, or breakfast. While walking along these interconnected streets individuals walk past a myriad of inviting uses where individuals walk past and begins to associate with their neighbors, which will help to develop a sense of community.

*   Great streetscapes respect the environment and are designed to integrate with the natural topography and local climate of the area. This reduces the environmental impact of the development and reduces the alteration of the site's natural drainage patterns which may lead to cost savings by eliminating unnecessary over-engineering of road systems. It provides natural ways to protect users from high winds, glaring sun and other elements.

*   Greenery is present. The presence of trees and plants in the streetscape offers a valuable connection to nature.

*   Alternative paving methods are used. Aside from providing visual interest, using alternative techniques, such as impervious paving, can aid in the natural replenishing of water as well as dilute toxins and pollutants.

*   Streets are designed at human scale. Reducing road widths and curb radii has several positive effects to the streetscape. It reduces traffic speeds that make the street safer and more pedestrian friendly.

*   Streets are designed for all uses.

*   Bicycle lanes are associated with all road networks.

*   Parking lots are not the dominant feature.

*   Street patterns are designed to diffuse rather than concentrate. Conventional designed areas often have lots of residential streets often end in cul-de-sacs. This forces most traffic onto just a few streets, resulting in traffic congestion and an unpleasant pedestrian environment. Creating efficiently connected street grids and downsizing blocks de-emphasizes the use of primary arterials and creates a pedestrian-friendly environment.

**Photo 27: Non-Landscaped Streetscape**

<<FIGURE>>

**Photo 28: Landscaped Streetscape**

<<FIGURE>>

No discussion of streetscape would be complete without a mention of the importance of gateways. Gateways are physical landmarks or features that indicate a change. In many cases, they are used to indicate a sense of arrival and celebrate the entrance into special districts or areas. They are also often used to identify the urban edge. To be most effective, gateways

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should be designed in context to the place in which they will be placed. The importance of gateways becomes greater as development occurs and overtakes the subtle changes that occur naturally. Washoe County currently has few gateway features. However, given the increase in development and loss of an identifiable rural to urban edge, gateways may become a more important design feature in the future.

### Connectivity
Connectivity is one of the most essential themes in achieving a sustainable, mixed-use, new-urbanist community. Connectivity refers to the directness of links and the number of connections in path or road network. A well-connected road network has many short links, numerous intersections, and a minimum number of cul-de-sacs. Connectivity is extremely important as the connectivity of the street network increases the average distance and travel time decreases. This decrease in travel time gives the community many more travel options. Where cul-de-sac development required the traveler to get in their automobile, navigate an incoherent street network to travel to the store that is a relatively short distance away. The connection of streets drastically decreases the travel distance and allows the individual an option to walk or bicycle, when before it was impossible because of the distance that was created due to the unconnected streets and cul-de-sac communities.

### Traffic Calming
Washoe County has begun to use traffic-calming methods as a solution to traffic problems. Residents commonly request traffic humps because they were often used in early roadway treatment. However, there are many different methods available that can be used to retrofit current problem areas, as well as be used in initial design of new developments. Examples of traffic calming techniques are demonstrated in Photo 10.

### Aging Communities/Crumbling Infrastructure
The recent report, *Infrastructure Report Card 2005*, by the American Society for Civil Engineers gave most of this nation's infrastructure a grade of D. Congested highways and decaying bridges are constant reminders of the looming crisis that jeopardizes our nation's prosperity and our quality of life. The findings below are specific problems that the report found in the state of Nevada.

* 44 percent of Nevada's major urban roads are congested.
* Vehicle travel on Nevada's highways increased 89 percent from 1990 to 2003. Nevada's population grew 86 percent between 1990 and 2003.
* The Nevada Department of Transportation has a $387 million maintenance backlog.
* Nevada faces a $2.8 billion shortfall in transportation funding over the next 10 years.
* Driving on roads in need of repair costs Nevada motorists $120 million a year in extra vehicle repairs and operating costs—$81 per motorist.

The study also reported that since the first report card in 2001, the nation's infrastructure has shown little to no improvement. In 2001, the nation was given an overall grade of a D+. This should come as no surprise as our communities are aging. In addition, many of our policies support infrastructure expansion in new areas with few funds going to areas that need rebuilding.

### Efficient Funding
Many decisions are made based on the probability of a certain financial outcome. However, when it comes to land use and transportation decisions, it cannot always be ascertained that the decision will yield a favorable outcome. The idea of requiring additional analysis of development

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proposals has been largely ignored by policymakers except to require a cursory look at fiscal analysis. It may be advantageous to the long-term sustainability of the county to require more indepth reporting mechanisms that look at the overall ramifications of development policies and decisions. Included in any discussions should be the need for local governments to sustain real dollars per capita investments for transportation capacity improvements, maintenance and operations.

### Street Patterns

Street patterns are a function of both land use and street layout. Topography plays an important role in determining how the street will be arranged; all streets should be placed in an interconnected pattern except where topography does not allow. Roads traversing steep slopes have to account for changes in grade and are limited in the design of a development. However, a greater force in determining how streets are designed related to an ongoing evolution over how best to design a neighborhood. The current thinking on street pattern design appears to be divided between concern for the efficiencies of infrastructure and traffic, in conjunction with the consideration of aesthetics. Opposed to development patterns which continue to build non-functioning, disconnected street networks that are not necessary aesthetically pleasing, nor functional. This type of disconnected development perpetuates transportation practices in which 80 percent of automobile trips are taken traveling less than a mile. The connection of the street network could encourage individuals to utilize different travel modes, creating an environment that in conducive to Washoe County achieving the RTC non-modal split goal.

The use of the rectangular grid pattern dates back to antiquity when the earliest cities were laid out in blocks of long buildings separated by streets. This type of city planning was essential to allow individuals to move throughout the city when the only transportation was on foot. The pattern was continued throughout the centuries with different regions making slight modifications. Using a grid pattern to lay out new developments in the United States had a particular advantage of efficiency and allowing the rapid subdivisions of large parcels of land into ones that could be sold to newcomers. This pattern continued to be the predominant street patterns in the United States up until the second half of the last century.

After the 1950s, several factors led a movement to a hierarchical structure for street design. One of the factors was the need to house the soldiers returning from World War II. The most important influence was the 1956 Federal Highway Act that allowed highways to be constructed throughout the United States. This, coupled with increased affluence and automobile ownership, began to create a situation where urban sprawl began to echo through the newly created landscape. This is evident in the evaluation of two cities, New York and Los Angeles; these are the two largest cities in the United States. New York’s landscape is defined by towering skyscrapers, interconnected streets, and the highest utilization of mass transit in the nation and was largely developed before the 1950’s. In contrast, single-family homes, sprawled communities, high reliance on the automobile, and little utilization of public transit define Los Angeles’s landscape. Los Angles in contrast was largely developed after the conclusion of World War II.

Another important factor was rooted in the mortgage lending institution, which favored development patterns based on Radburn’s Garden City model (Photo 29). In this model, grid patterns were discouraged because they dispersed traffic evenly throughout the street system increasing traffic hazards, adding to construction costs, and creating a monotonous, uninteresting architectural effect. The Garden City model was based on a hierarchy of roads that included major thoroughfares to provide quick and convenient access to activity centers, local residential streets where traffic was significantly reduced, and cul-de-sacs, which eliminated traffic hazards, cut down on paving costs, and reduced the cost of laying water and sewer mains.

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**Photo 29: Radburn's Garden City Model**

<<FIGURE>>

Radburn, New Jersey, 1929 (From Greenbelt: History of a New Town 1937-1987)

**Figure 16: Progression of Street Patterns Commonly Used in the United States**

| | Gridiron (c. 1900) | Fragmented Parallel (c. 1950) | Warped Parallel (c. 1960) | Loops and Lollipops (c. 1970) | Lollipops on a Stick (c. 1980) |
| :--- | :--- | :--- | :--- | :--- | :--- |
| **Street Patterns** | <<FIGURE>> | <<FIGURE>> | <<FIGURE>> | <<FIGURE>> | <<FIGURE>> |

Source: Unknown

In the last decade of the 20th century, there has been a move back to the original principles founding the Grid Pattern street network. This movement is commonly called Neo-Traditional Neighborhood Design (NTND). It calls for an interconnected network of streets and sidewalks to disperse vehicular trips and to make human powered modes of travel (such as walking and biking) practical, safe and attractive for short trips. The street pattern in an NTND can also have a hierarchy, with some roadways designed to carry greater traffic volumes. A basic assumption of NTND planning, however, is that neighborhood streets that serve local residential trips can also safely serve other neighborhood trips and some through traffic. By eliminating dead ends and designing all streets to be interconnected, neo-traditional street patterns provide multiple route choices for trips. By using narrow streets and by constructing more of them, more, yet smaller, intersections are created. In concept, therefore, overall network capacity is increased, traffic is dispersed and congestion is reduced in neo-traditional communities.

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**Table 14: Comparison of Hierarchical and Neo-Traditional Street Patterns**

| Street Design | Hierarchical | Neo-Traditional |
| :--- | :--- | :--- |
| Basic layout | Dendritic | Interconnected grid |
| Alleys | Often Discouraged | Encouraged |
| Design speed | Typically 25-30 mph | Typically 20 mph |
| Street width | Generally wider | Generally narrower |
| Curb radii | Selected to ensure in-lane turning | Selected for pedestrian crossing times and vehicle types |
| Intersection geometry | Designed for efficiency, safety, vehicular speed | Designed to discourage through traffic, for safety |
| Tree, landscaping | Strictly controlled | Encouraged |
| Street lights | Fewer, tall, efficient lights | More, shorter, closely spaced lamps |
| Sidewalks | 4-ft minimum width, outside right of way and meandering | 5-ft minimum, within ROW and parallel to street |
| Building setbacks | 15 ft or more | No minimum |
| Parking | Off-street preferred | On-street encouraged |
| Trip generation | Developed from a sum of the users | Developed from a reduced need for vehicular trips |

Source: Engineering News Record, May 9, 1994

By 2030, there may be new street patterns that emerge. It is difficult to determine the types of street patterns that should or will prevail in 2025 since they are dependent on many other factors. It is important, however, to understand that street patterns, like land use concepts, are ever changing.

## Conclusion

The Land Use and Transportation Element of the Washoe County Master Plan is intended to serve as a guide to illustrate planning practices such as mixed-use, reduced parking requirements, and gateway communities to direct the Board of County Commissioners, the Washoe County Planning Commission, other boards involved in the planning process and the community on matters of land use and transportation within the unincorporated planning areas of the County. These planning practices are suggested and encouraged to promote proper and sustainable growth throughout Washoe County to utilize the County’s majestic beauty and ensure a community that is at the forefront of planning and innovation for years to come. The growth in employment and population in unincorporated Washoe County through the year 2025 will have a broad range of impacts.

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# Glossary

## Definitions

**Affordable Housing.** “Affordable housing” is housing for a family with a total gross income less than 110 percent of the median gross income for the County concerned, based upon the estimates of the United States Department of Housing and Urban Development of the most current median gross family income for the County. (NRS 278.0105)

**Affordable Housing.** "Affordable housing" means housing, which is affordable to low-income households (not exceeding eighty (80) percent of the County median income) or moderate-income households (not exceeding one-hundred twenty (120) percent of County median income).

**Annexation.** “Annexation” is the process used by a municipality to add surrounding fringe areas to the city or town.

**Bureau of Land Management (BLM).** The “Bureau of Land Management’ is an agency within the U.S. Department of the Interior, which administers 264 million acres of America's public lands, located primarily in 12 Western States. The BLM sustains the health, diversity and productivity of the public lands for the use and enjoyment of present and future generations.

**Capital Improvements Plan.** “Capital Improvements Plan” is a plan for capital expenditures to be incurred each year over a fixed period of several years setting forth each capital project, identifying the expected beginning and ending date for each project, the amount to be expended in each year, and the method of financing those expenditures.

**Collector.** A “collector” is a highly accessible facility that functions to provide a moderate degree of mobility. A collector primarily serves local travel demand by providing a transition or link between higher design arterials and local access roads.

**Collector.** "Collector" means the highest order of residential streets.

**Conservation Easement.** A “conservation easement” (or conservation restriction) is a legal agreement between a landowner and a land trust or government agency that permanently limits uses of the land in order to protect its conservation values. It allows you to continue to own and use your land and to sell it or pass it on to heirs.

**Conservation Subdivision.** A “conservation subdivision” is a process to identify the most significant natural and cultural resources on a given tract of land, and thereby determine the most suitable “building envelope” for development to preserve the natural and cultural resources.

**Cooperative Planning Area.** A “cooperative planning area” is an area within the Truckee Meadows where more than one jurisdiction has an interest in the density, intensity or character of development as described in the Settlement Agreement in the case of Washoe County and the Sun Valley General Improvement District vs. the Truckee Meadows Regional Planning Governing Board (CV02-03469). These areas are shown on Map 7 of the Truckee Meadows Regional Plan.

**Dendritic street pattern.** A “dendritic street pattern” is a street pattern that resembles the form and disorganization of tree branches.

**Density.** "Density" or "residential density" means the number of dwelling units per gross acre for residential uses.

**Emergency Access Route.** An “emergency access route” is a facility intended to provide either primary or alternate ingress and egress to a specific area in case of emergencies. Emergency access route status may be assigned to an existing or planned full function facility that serves daily traffic demands. An emergency access route may also be a roadway designed specifically for the purpose of providing emergency access.

**Freeway.** A “freeway” is a limited-access, grade-separated facility that functions to provide the highest degree of mobility, in terms of travel time and traffic capacity, to area residents. A freeway serves interregional and interstate movement of people and goods.

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**Gateway Community.** “Gateway Community” refers to the community that serves as an entrance or a means of access into the Truckee Meadows. These gateway communities will maintain Washoe County’s rural character.

**Green Development Techniques.** Green building is the practice of increasing the efficiency with which buildings and their sites use and harvest energy, water, and materials, and by reducing building impacts on human health and the environment, through better siting, design, construction, operation, maintenance, and removal during the complete building life cycle. Green development: conserves natural resources, use energy wisely, improve indoor air quality, and plan for livable communities.

**High Access Control Arterial.** A “high access control arterial” is a minimally accessible facility that operates to supply a high degree of mobility. A high access control arterial primarily serves interregional travel demand between major population or activity centers and high volume traffic movements within individual urban/suburban areas.

**Infill.** “Infill” is development or redevelopment of land that has been by passed, remained vacant, and/or is underused as a result of the continuing urban development process. Generally, the areas and/or sites are not particularly of prime quality, however, they are usually served by, or are readily accessible to, the infrastructure.

**Infrastructure.** “Infrastructure” means the basic facilities such as roads, schools, power plants, transmission lines, transportation and communication systems on which the continuance and growth of a community depends.

**Intensity.** “Intensity” is any ratio that assesses the relative level of activity of a land use including, but not limited to, a floor area ratio, building coverage ratio or impervious surface ratio.

**Land Use.** “Land use” is the primary, or primary and secondary uses of land such as single-family residential, multi-family residential, commercial, and industrial or agriculture. The description of a particular land use should convey the dominant character of a geographic area and thereby establish the types of activities that are appropriate and compatible with primary uses.

**Local Road.** A “local road” is a local facility that operates to supply the highest degree of access and the lowest degree of mobility. Local roads exist solely to provide access to individual properties.

**Low Access Control Arterial.** A “low access control arterial” is a highly accessible facility that operates to provide a degree of mobility, somewhat less than that provided by moderate access control arterials. A low access control arterial primarily serves interregional travel demand between smaller population or activity centers, and low to moderate volume traffic movements within individual urban/suburban areas.

**Master Plan.** A “master plan” is a comprehensive long-term general plan for the physical development of a city, county or region, which includes analysis, recommendation and proposals for the geographic area, it covers.

**Mixed-Use Development.** A “mixed-use development” is a single building or land containing more than one type of land use or single development of more than one building and use, where the different types of land uses are in close proximity, planned as a unified complementary whole, and functionally integrated to the use of shared vehicular and pedestrian access and parking areas.

**Moderate Access Control Arterial.** A “moderate access control arterial” is a moderately accessible facility that functions to provide a degree of mobility, somewhat less than that provided by high access control arterials. Moderate access control arterial primarily serves interregional travel demand between smaller population or activity centers and moderate to high volume traffic movements within individual urban/suburban areas.

**Municipal Services.** “Municipal services” are services traditionally provided by local government and/or affected entities, including water and sewer, roads, parks, schools and public safety.

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**Neighborhood.** A "neighborhood" is an area of a community with characteristics that distinguish it from other community areas and that may include schools or social clubs, or boundaries defined by physical barriers, such as major highways and railroads, or natural features such as rivers.

**New-Urbanism.** "New-Urbanism" is a design practice that utilizes mixed-use development, a variety of housing types, in close proximity to daily amenities and transit stops, narrow interconnected tree lined streets, reduced setbacks, where individuals do not have to rely on the automobile.

**Open Space.** "Open space" is property with free and legal public access that is generally in a natural state. Open space may include spaces that are inappropriate for access or development for any reason such as sensitive environments or hazardous areas (e.g. landslide areas). Open spaces provide native plant and wildlife habitat, passive recreational opportunities enhance the scenic character of the region and allow for preservation of significant cultural and archaeological resources.

**Open Space, Common.** "Common open space" means the total land area, not individually owned or dedicated for public use, which is designed and intended for the common use or enjoyment of the residents or occupants of the development. Common open space includes swimming pools, putting greens and other recreational-leisure facilities; areas of scenic or natural beauty and habitat areas; hiking, riding or off-street bicycle trails; and landscaped areas adjacent to roads, which are in excess of minimum, required rights-of-way.

**Open Space, Private.** "Private open space" means the outdoor living area directly adjoining a dwelling unit or building which is intended for the private enjoyment of the residents or occupants of the dwelling unit or building and which is defined in such a manner that its boundaries are evident.

**Plan.** A “plan” is a document adopted by an agency that contains, in text, maps and/or graphics, a method of proceeding, based on analysis and the application of foresight, to guide, direct or constrain subsequent actions in order to achieve goals. A plan may contain goals, policies, guidelines and standards.

**Policy.** A “policy” is a specific statement of principle or of guiding actions that implies clear commitment, or a general direction that a governmental agency sets to follow in order to meet its goals and objectives.

**Public Lands.** "Public lands" are any land area owned and managed by a public entity for the public good.

**Regional Water Planning Commission.** The “Regional Water Planning Commission” is a body of individuals from the local jurisdictions set up by legislation responsible for developing and maintaining the Regional Water Plan.

**Right-of-Way.** "Right-of-way" is a strip of land acquired by reservation, dedication, prescription or condemnation and intended to be occupied by a street, trail, water line, sanitary sewer and/or other public utilities or facilities.

**Right-of-Way.** "Right-of-way" is a strip of land occupied or intended to be occupied by a publicly dedicated street, including the pavement, sidewalks and parkways, crosswalk, railroad, electric transmission line, oil or gas pipeline, water main, sanitary or storm sewer main, shade streets or other special use.

**Rural Highway.** A “rural highway” is a moderately accessible facility that operates to supply a degree of mobility, somewhat less than that provided by high access control arterials.

**Scenic Corridor.** The “scenic corridor” classification, when applied to a specific road or road segment, requires that additional controls and design standards be employed to protect the roadway's inherent aesthetic quality. Additional measures that must be taken on a roadway with the scenic corridor designation will vary on a case-by-case basis.

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**Scenic Corridor.** "Scenic corridor" means a roadway with recognized high quality visual amenities that include background vistas of mountains, open country or city.

**Sphere of Influence (SOI).** A "sphere of influence" is an area into which a city plans to expand as designated in a comprehensive regional plan adopted pursuant to NRS 278.026 to 278.029, inclusive, within the time designated in the comprehensive regional plan. (NRS 268.623)

**Sprawl.** "Sprawl" is premature growth or outward expansion of development, or low-density land-use patterns that are automobile-dependent, energy and land consumptive, and require a very high ratio of road surface to development served.

**Stewardship.** Stewardship is related to the environment, the concept of responsible care taking; based on the premise that we do not own resources, but are managers and are responsible to future generations for their condition.

**Sustainability.** "Sustainability" refers to development that meets the needs of the present without compromising the ability of future generations to meet their own needs.

**Transfer of Development Rights.** In "transfer of development rights" a community identifies an area within its boundaries, which it would like to see protected from development (the sending zone) and another area where the community desires more urban style development (the receiving zone). Landowners in the sending zone are allocated a number of development credits, which can be sold, to developers, speculators, or the community itself. In return for selling their development credits, the landowner in the sending zone agrees to place a permanent conservation easement on his or her land. Meanwhile, the purchaser of the development credits can apply them to develop at a higher density than otherwise allowed on property within the receiving zone.

**Transit-Oriented Development (TOD).** "Transit-oriented development" is moderate and high-density housing concentrated in mixed-use developments located along transit routes. The location, design and mix of uses in a TOD emphasize pedestrian-oriented environments and encourage the use of public transportation.

**Unincorporated Areas.** "Unincorporated areas" are areas outside any city and under a county's jurisdiction.

**Urban Village.** "Urban Village" is a form of development that utilizes new-urbanist development practices that promotes mixed-use, high-density development that allows individuals to walk to daily amenities.

**Village Land Use Pattern.** A "village land use pattern" is a small compact community surrounded by a more rural area that characterizes the village land use pattern. Goods and services to support the daily needs of the residents are available within the village. Regional commercial uses that generate higher traffic and draw people from larger areas are generally too intense of a use for a village pattern of development.

**Zoning.** "Zoning" is a local ordinance that divides a community into districts and specifies allowable uses and development standards for each, consistent with the adopted community master plan.

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# Acronyms

| | |
| :--- | :--- |
| BLM | Bureau of Land Management |
| CIP | Capital Improvements Program or Capital Improvements Plan |
| FAR | Floor Area Ratio |
| HOV | High Occupancy Vehicle |
| LEED | Leadership in Energy and Environmental Design |
| NDEP | Nevada Division of Environmental Protection |
| NRS | Nevada Revised Statues |
| PUCN | Public Utilities Commission of Nevada |
| RDA | Rural Development Area |
| ROW | Right-of-Way |
| RPC | Regional Planning Commission |
| RPGB | Regional Planning Governing Board |
| RSCVA | Reno-Sparks Convention and Visitors Authority |
| RTC | Regional Transportation Commission of Washoe County |
| RTP | Regional Transportation Plan |
| RWMP | Regional Water Management Plan |
| RWPC | Regional Water Planning Commission |
| SHPO | State Historic Preservation Officer |
| SOI | Sphere of Influence |
| TAC | Technical Advisory Committee |
| TMRPA | Truckee Meadows Regional Planning Agency |
| TMSA | Truckee Meadows Service Area |
| TMWA | Truckee Meadows Water Authority |
| TOD | Transit-Oriented Development |
| UNR | University of Nevada, Reno |
| USFS | United States Forest Service |
| VMT | Vehicle Miles Traveled |
| WCDHD | Washoe County District Health Department |
| WCSD | Washoe County School District |

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# Appendix A – Action Plan

Effective plans include detailed implementation strategies. They specify follow-up actions, identify responsible parties, establish timelines and provide specific benchmark criteria for measuring success. Without strong implementation strategies, well-crafted and well-intentioned plans are left to gather dust on a shelf. To avoid such an outcome, the Land Use and Transportation Element includes an action plan.

### Table A-1: Action Plan Responsibilities

| No. | Task | Responsible Party | Year (TBD) | | | | |
| :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- |
| | | | **1** | **2** | **3** | **4** | **5** |
| 1 | * Develop measurable criteria for determining the suitability of development projects and utilize computer applications that weigh the criteria against one another in order to analyze suitability or potential impacts. | Community Development | | | | | |
| 1A | * Monitor land supply and use on an annual basis. <br> o Use the annual population estimate to help define land supply need. <br> o Maintain accurate and up-to-date inventories of constructed and approved projects. <br> o Evaluate development projects to ensure that they are sized and located to best serve the residents of the County. | Community Development | | | | | |
| 2 | * Develop flexible development regulations, which encourage innovative design, varied uses, provision of open space and large-scale development. <br> o Consideration should be given to offering bonuses in the form of increased density, reduced service and facility costs, or other incentives in relation to the enhancements achieved. <br> o Adopt development regulations that encourage mixed uses while providing compatibility of uses. <br> o Encourage the use of performance standards and the use of density regulations versus the traditional structure-type regulations to guide growth and development. Examine alternative development regulations (such as form based zoning) to determine if other methods would better promote the goals and policies of the Master Plan. | Community Development | | | | | |
| 3 | * Establish gateway and design overlay districts that create a sense of arrival or sense of place in areas that have regional importance. | Community Development | | | | | |
| 4 | * Develop overall standards for design, signage and other factors having aesthetic impacts as part of the planning and development review process. | Community Development | | | | | |
| 5 | * Develop and adopt a plant list for vegetation that uses little water and is well suited for its environment with low maintenance. <br> o Plants on the list should be the required vegetation for roadway right of ways, and public areas. Exceptions may be made for areas that are designated as special design corridors that require specific specimens to create desired effects. <br> o Private landscaping packages for production residential developments should be given incentives to use plants on the low water list. | Community Development | | | | | |

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### Table A-1: Action Plan Responsibilities (continued)

| No. | Task | Responsible Party | Year (TBD) | | | | |
| :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- |
| | | | **1** | **2** | **3** | **4** | **5** |
| 6 | * Develop and use the following techniques to encourage the conservation of land:<br>  * Transfer of development rights, density transfers or related density techniques;<br>  * Building envelopes and localized grading, to reduce blading and cut and fill, in environmentally sensitive areas;<br>  * Incentives for clustered development patterns; and<br>  * Any other possible techniques to balance development techniques with environmental concerns. | Community Development | | | | | |
| 7 | * Develop and implement a method to measure development's impact on natural resources.<br>  * Based on information obtained from measuring efforts, Community Development should develop any development standards to ensure potential impacts are minimized. | Community Development | | | | | |
| 8 | * Cooperate with the United States Forest Service (USFS) and the Bureau of Land Management (BLM) to acquire private property for the development of trails, trailheads and acquisition of open space areas that connect with or are adjacent to and further the goals of the USFS or BLM in providing additional visitor facilities, public access and consolidation of federal lands. | Community Development | | | | | |
| 9 | * Review projects for mineral resource extractions operation. In addition, Community Development will develop and provide additional review for all proposed development applications within ¼ mile of an existing mineral resource extraction operation or application adjacent to existing truck routes related to an operation to ensure the proposed projects are designed to minimize any potential problems related to the existing operation. | Community Development | | | | | |
| 10 | * Work with Public Works and the Regional Transportation Commission to meet the goals, objectives and policies contained in the 2030 Regional Transportation Plan.<br>  * Develop and maintain congestion and access management standards included in the 2030 Regional transportation Plan for the engineering and construction of all County roadways. | Community Development; Public Works | | | | | |
| 11 | * Implement an incentive program to encourage County employees to use alternative modes of transportation. | Community Development; Public Works; County Manager | | | | | |
| 12 | * Require pedestrian circulation plans along with vehicle circulation plans as part of the development review process. | Community Development | | | | | |
| 13 | * Incorporate Crime Prevention Through Environmental Design (CPTED) or similar methods to promote a safe environment method into the review process. | Community Development | | | | | |
| 14 | * Consider offering incentives for well-designed safe and healthy communities. | Community Development | | | | | |

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### Table A-1: Action Plan Responsibilities (continued)

| No. | Task | Responsible Party | Year (TBD) | | | | |
| :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- |
| | | | **1** | **2** | **3** | **4** | **5** |
| 15 | - Work with other departments involved in the development process, and those that provide services such as health services, police and fire agencies, to create a method to periodically review and evaluate the effectiveness of the policies in the built environment. | Community Development; other departments involved in development process | | | | | |
| 16 | - Require new developments that are adjacent to older neighborhoods to connect to existing roads andtrails. | Community Development | | | | | |
| 17 | - Inventory vacant county properties for possible redevelopment. Temporary uses should be considered for properties that are in transition or being held for future uses that are not scheduled to begin within three years. | Community Development | | | | | |
| 18 | - Develop methods to assess the connectivity of new developments. | Community Development | | | | | |
| 19 | - Explore and encourage options to reduce trip reduction such as telecommuting and alternative work schedules for employees. | Community Development; County Manager | | | | | |
| 20 | - Develop design guidelines that promote attractive and context compatible designs that conserve resources, while still appreciating the need for flexibility and diversity in the development community. Design standards should incorporate the following: <br> o Street and building orientation to reduce the use of fossil fuels. <br> o Use of landscaping to minimize heat islandeffects. <br> o Shelter from intense winds. <br> o Directing development away from remote locations can increase the efficiency of water and electricity distribution and reduce infrastructure subsidization. <br> o Sitting schools in an efficient location can increase walking and biking, lessening fuel usage and increasing opportunities for exercise. The 2030 Regional Transportation Planning standards for sitting schools shall be included in any guidelines or standards development. <br> o Integrating land use and energy planning can increase opportunities to site smaller scale energy facilities closer to customer loads including cogeneration, solar, wind and fuel cells. | Community Development | | | | | |
| 21 | - Study the effectiveness of developing rural development standards. <br> o If applicable, develop standards or regulations. | Community Development | | | | | |
| 22 | - Develop methods to evaluate and promote compact pedestrian walking areas in the review of new subdivisions. <br> - Evaluate existing walkways and walking routes. <br> o Financial methods to build missing connections and replace poor functioning routes should becreated. | Community Development; Public Works; Finance | | | | | |

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### Table A-1: Action Plan Responsibilities (continued)

| No. | Task | Responsible Party | Year (TBD) | | | | |
| :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- |
| | | | **1** | **2** | **3** | **4** | **5** |
| 23 | • Update existing Area Plans to determine appropriate growth areas and develop new County Area Plans as necessary. Work with residents and other stakeholders in the review of future growth and development. | Community Development | | | | | |
| 24 | • Continue to evaluate development proposals for conformance with the Land Use and Transportation Element. | Community Development | | | | | |
| 25 | • Study and, if feasible, implement universal design standards. | Community Development; Public Works | | | | | |
| 26 | • Develop methods to relate development to provision of services. <ul><li>Utilize the Capital Improvements Program in order to implement the policies and action plans, and land use plans of the Master Plan Elements and Area Plans. <ul><li>Facility needs identified in the Area Plans shall be planned in the Capital Improvements Program.</li></ul></li><li>Develop any additional mechanisms to assess the phasing, timing and location of infrastructure in accordance with adopted Area Plans.</li><li>Create a system to evaluate the fiscal implications of development.</li></ul> | Community Development, Finance | | | | | |

Source: Washoe County Community Development.

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# Appendix B – Area Plan Modifiers

The following Area Plan Goals and Policies provide language with directives contrary to those stated in the Land Use and Transportation Element. Where noted below, the language of the Area Plan shall take precedence as to the practices which are to be followed.

| Land Use and Transportation Element Goal | Area Plan Modifier |
| :--- | :--- |
| Goal One:<br><br>Influence future development to abide by sustainable growth practices. | <ul><li>Southeast Truckee Meadows Area Plan – Policy SETM.3.4</li></ul> |
| Goal Two:<br><br>Standards ensure that land use patterns are compatible with suburban development and incorporate mixed-use. | <ul><li>North Valleys Area Plan – Policy NV.2.1</li><li>South Valleys Area Plan – Goal Seven</li></ul> |
| Goal Three:<br><br>The majority of growth and development occurs in existing or planned communities, utilizing smart growth practices. | <ul><li>Cold Springs Area Plan – Goal Two</li><li>South Valleys Area Plan – Character Statement, pp. 2, 11</li></ul> |
| Goal Four:<br><br>Land use patterns allow for a range of housing choices and interconnected streets. | <ul><li>South Valleys Area Plan – Policy SV.1.4 – SV.1.8, inclusive</li></ul> |
| Goal Five:<br><br>Development occurs where infrastructure is available. | <ul><li>South Valleys Area Plan – Policy SV.6.2</li></ul> |
| Goal Eight:<br><br>Development patterns in the unincorporated General Rural (GR) or General Rural Agricultural (GRA) County designation, or RCMAs, provide an alternative to the higher intensity land use pattern that is found within the .TMSA. | <ul><li>Cold Springs Area Plan – Policy CS.1.1</li></ul> |
| Goal Sixteen:<br><br>Realizing resource extraction provides a benefit to the region, efforts need to be undertaken to ensure limited degradation to the environment. | <ul><li>Spanish Spring Area Plan – Policy SS.10.1 – SS.10.3, inclusive</li></ul> |

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---

## Housing — Housing

- Source: https://www.washoecounty.gov/csd/planning_and_development/resources/master-plan-zoning/files/_housing_element.pdf
- Pages: 120
- Covers: housing

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<<FIGURE>>

# COMMUNITY SERVICES DEPARTMENT
## PLANNING AND BUILDING DIVISION

# Master Plan
## Housing 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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<<FIGURE>>

# COMMUNITY SERVICES DEPARTMENT
## PLANNING & BUILDING DIVISION

# Master Plan
# Housing 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 Comprehensive Plan notebook, please place this behind the Housing Element tab. The Washoe County Comprehensive Plan can also be found on our department's website.

In accordance with Article 820 of the Washoe County Development Code, the Housing Element was adopted by Resolution No. 08-8 of the Washoe County Planning Commission on April 15, 2008, by the Washoe County Commission on July 22, 2008, and found in conformance with the Truckee Meadows Regional Plan by the Regional Planning Commission on September 24, 2008. Copies of the adopting resolutions are kept in the Washoe County Planning Commission and Washoe County Commission archival files. Amended by the Washoe County Commission, Resolution Number R20-052 on September 22, 2020 and found in conformance with the Truckee Meadows Regional Plan on November 12, 2020.

SECOND PRINTING, November 2020

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# Contents

| | Page |
| :--- | :---: |
| **Acknowledgments** | **v** |
| **Introduction** | **1** |
| **Housing Plan Requirements** | **3** |
| **Addressing Eight NRS Requirements** | **4** |
| **Housing Plan Goals, Policies and Programs** | **8** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Overview | 8 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Goal One | 8 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Policies and Programs | 8 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Goal Two | 9 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Policies and Programs | 9 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Goal Three | 11 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Policies and Programs | 11 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Goal Four | 13 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Policies and Programs | 13 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Goal Five | 14 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Policies and Programs | 14 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Goal Six | 16 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Policies and Programs | 16 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Goal Seven | 17 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Policies and Programs | 17 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Goal Eight | 17 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Policies and Programs | 17 |
| **Public Participation Process** | **18** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Planning Commission Meeting | 18 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Board of County Commissioners Meeting | 18 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Affordable Housing Task Force | 18 |
| **Appendix A – Housing Needs Assessment** | **A-1** |
| **Appendix B – Opportunity Areas** | **B-1** |
| **Appendix C – Glossary of Terms** | **C-1** |
| **Appendix D – Regional Strategy for Housing Affordability** | **D-1** |

### Maps/Figures

1. Washoe County Regional Location ......................................................................... 2

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# Acknowledgments

### Washoe County Board of County Commissioners
Robert M. Larkin, Chair
Bonnie Weber, Vice Chair
Jim Galloway
David E. Humke
Kitty Jung

### Office of the County Manager
Katy Singlaub, County Manager
John Berkich, Assistant County Manager
David Childs, Assistant County Manager

### Washoe County Planning Commission
William Weber, Chair
Christy Magers, Vice Chair
Neal Cobb
Roy H. Hibdon
Keith Lockard
Stephen D. Rogers
Dian A. VanderWell

### Washoe County Department of Community Development
Adrian P. Freund, FAICP, Community Development Director

### Project Staff
Eric Young, Ph.D., Planner, Project Coordinator
Moni Fox, Technology Systems Developer II
Advanced Planning Program Staff
Sara DeLozier, Office Support Specialist
Dawn Spinola, Office Support Specialist

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# Introduction

The Housing Plan is Washoe County’s comprehensive statement of its present and future housing needs, as well as its proposed actions to facilitate the provision of housing for all residents. The purpose of the Housing Plan is to identify housing needs and establish goals, policies, and programs that will address the County’s housing needs. These goals, policies, and programs are developed by analyzing current and projected affordable housing needs for the entire County and all economic segments of the community. Figure 1 provides the Washoe County boundaries within the region.

The Housing Plan consists of policies that outline goals, policies, and programs that provide guidance to the County in addressing its housing needs with particular attention to affordable housing needs. Following the policies is an implementation table that assigns a responsible party and potential funding sources for each program. The public participation efforts are also described in the Housing Plan. PMC and Washoe County staff conducted public outreach sessions that included workshops and public hearings. PMC also attended Regional Housing Task Force meetings to monitoring progress and gather input from the region’s housing stakeholders.

The County’s housing needs are analyzed in Appendix A of the Housing Plan. Appendix A is the Housing Needs Assessment and its contents discuss a wide range of demographics, housing, and economic data. The Housing Needs Assessment data was collected from the U.S. Census Bureau, state economic and employment forecasts, the Nevada Small Business Development Center, and other local sources. Appendix B includes maps of opportunity areas that show vacant parcels of two acres or more that are currently zoned appropriately for the development of higher-density housing. A Glossary of Terms (Appendix C) has been provided to clarify terminology that is used in the Housing Plan.

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### Map/Figure 1: Washoe County Regional Location

<<FIGURE>>

**Figure 1**
Washoe County Regional Location
**PMC**

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# Housing Plan Requirements

State law Chapter 278 has set forth specified criteria for Housing Plans. There are eight housing plan components that guide the data collection for the Housing Needs Assessment. There is an additional component described below that was included at the request of County staff. The chapter also calls for goals, policies and programs to address those needs. These eight requirements are described below. Recent legislation added another layer of requirements more relevant to the development of policies in the Housing Plan. NRS 278.235 mandates jurisdictions with Housing Plans to incorporate six out of twelve potential program measures. These are also described in further detail below. In addition to the requirements set forth in NRS, the Truckee Meadows Regional Plan also requires the Washoe County Housing Element utilize the roadmap established in the Regional Strategy for Housing Affordability in the implementation of its housing plans and programs.

First, Chapter 278 of the Nevada Revised Statutes requires jurisdictions in counties with populations between 100,000 and 400,000 that adopt Master Plans to include a housing plan. The law requires housing plans to “include a plan for maintaining and developing affordable housing to meet the housing needs of the community” (NRS 278.150, 278.160). The housing plan must include the following eight components:

1) An inventory of housing conditions, needs, plans and procedures for improving housing standards and for providing adequate housing to individuals and families in the community, regardless of income level.;

2) An inventory of existing affordable housing in the community including, without limitation, housing that is available to rent or own, housing that is subsidized either directly or indirectly by this State, an agency or political subdivision of this State, or the Federal Government or an agency of the Federal Government, and housing that is accessible to persons with disabilities;

3) An analysis of projected growth and the demographic characteristics of the community;

4) A determination of the present and prospective need for affordable housing in the community;

5) An analysis of any impediments to the development of affordable housing and the development of policies to mitigate those impediments;

6) An analysis of the characteristics of the land that is suitable for residential development. The analysis must include, without limitation: a) a determination of whether the existing infrastructure is sufficient to sustain the current needs and projected growth of the community; and b) an inventory of available parcels that are suitable for residential development and any zoning, environmental and other land-use planning restrictions that affect such parcels;

7) An analysis of the needs and appropriate methods for the construction of affordable housing or the conversion or rehabilitation of existing housing to affordable housing;

8) A plan for maintaining and developing affordable housing to meet the housing needs of the community for a period of at least 5 years.

In additional to these eight components, NRS 278.235 sets forth more specific requirements for the housing plan. Housing plans in Nevada must also contain policies and programs directing jurisdictions to “adopt at least 6 of 12 specified measures relating to the maintenance and development of affordable housing in the jurisdiction.” The twelve measures outlined in NRS 278.235 are as follows:

a) At the expense of the county, as applicable, subsidizing in whole or in part impact fees and fees for the issuance of building permits collected;

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b) Selling land owned by the county, as applicable, to developers exclusively for the development of affordable housing at not more than 10 percent of the appraised value of the land, and requiring that any such savings, subsidy or reduction in price be passed on to the purchaser of housing in such a development. Nothing in this paragraph authorizes a city or county to obtain land pursuant to the power of eminent domain for the purposes set forth in this paragraph;

c) Donating land owned by the city or county to a non-profit organization to be used for affordable housing;

d) Leasing land by the city or county to be used for affordable housing;

e) Requesting to purchase land owned by the Federal Government at the discounted price for the creation of affordable housing pursuant to the provision of section 7 (b) of the Southern Nevada Public Land Management Act of 1998 (SNPLMA);

f) Establishing a trust fund for affordable housing that must be used for the acquisition, construction or rehabilitation of affordable housing;

g) Establishing a process that expedites the approval of plans and specifications relating to maintaining and developing affordable housing;

h) Providing money, support or density bonuses for affordable housing developments that are financed, wholly or in part, with low-income housing tax credits, private activity bonds or money from a governmental entity for affordable housing;

i) Providing financial incentives or density bonuses to promote appropriate transit-oriented housing developments that would include an affordable housing component;

j) Offering density bonuses or other incentives to encourage the development of affordable housing;

k) Providing direct financial assistance to qualified applicants for the purchase or rental of affordable housing; and

l) Providing money for supportive services necessary to enable persons with supportive housing needs to reside in affordable housing in accordance with a need for supportive housing identified in the 5-year consolidated plan adopted by the U.S. Department of Housing and Urban Development for the city or county. The following descriptions indicate how and where each NRS requirement is fulfilled in the Housing Plan.

## Addressing Eight NRS Requirements

### 1) An inventory of housing conditions, needs, plans and procedures for improving housing standards and for providing adequate housing to individuals and families in the community, regardless of income levels.

Housing conditions in unincorporated Washoe County are explored and defined in the “Housing Characteristics” section of Appendix A - Housing Needs Assessment. Housing characteristics include housing unit type, tenure, size, age and overcrowding of existing housing. Housing needs demonstrated in this section are paired with policy solutions in the goals, policies and programs section. Most of the homes in unincorporated Washoe County were built in the 1970s and 1980s and the majority of residents own their homes. The homes in unincorporated areas of the County are mostly three bedroom single-family detached homes that are, on average, larger than homes in urban areas. Accordingly, overcrowding is not a problem in the County. The County does, however, have a larger proportion of mobile homes comprising its housing stock. Mobile homes represent the majority of the affordable housing available in unincorporated Washoe County, as there are few areas zoned for higher density development.

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**2) An inventory of existing affordable housing in the community including, without limitation, housing that is available to rent or own, housing that is subsidized either directly or indirectly by this State, an agency or political subdivision of this State, or the Federal Government or an agency of the Federal Government, and housing that is accessible to persons with disabilities.**

The “Housing Programs” section of the Housing Needs Assessment contains a list of subsidized housing projects in Washoe County. Subsidized housing programs are available to residents of unincorporated Washoe County through the Reno Housing Authority (RHA). In addition to housing authority units, the Housing Needs Assessment also provides information about programs that assist Washoe County residents to obtain affordable housing. The Washoe County HOME Consortium is responsible for the allocation of federal HOME Investment Partnership funds to proposed projects throughout Washoe County, including the Cities of Reno and Sparks. Each jurisdiction determines priorities that dictate the type of projects funded in a given year. The current priority for HOME funding in unincorporated Washoe County is infill housing. Ideally, funding priorities match the housing needs demonstrated in the Consolidated Plan and focus affordable housing funding in a more efficient and effective manner.

One source of affordable housing for very low- and low-income people is the Reno Housing Authority (RHA), which serves all of Washoe County. Rents for RHA units are determined by income but there was a waiting list for those units that included more than 800 families as of February 2007. The Housing Choice Vouchers (Section 8) program is also administered by RHA. More than 2,300 families currently receive a voucher and over 1,600 families are on that waiting list. Other subsidized housing includes projects built with a variety of subsidies including HOME, CDBG, tax credits, bonds and other forms of capital. These projects also have waiting lists.

**3) An analysis of projected growth and the demographic characteristics of the community.**

The demographic profile of Washoe County is explored throughout the Housing Needs Assessment. Population growth, population projections, household incomes and poverty rates are among the demographic information collected and analyzed. Populations of special needs groups such as the elderly, disabled, large families, the homeless and female-headed households are also examined. In addition, the Housing Needs Assessment provides population projections, income information, poverty rates, employment and economic trends. Population projections predict a Washoe County population of nearly 500,000 people by 2025. Future growth is to be directed toward the urban areas of the county, which precludes most of unincorporated Washoe County. Despite this goal, the population growth rates in the unincorporated county are higher than those of the county as a whole. Minority populations also grew, especially Asian and Hispanic groups. Younger age groups experienced the most growth followed by middle-aged adults (45-59 years). These two facts indicate a need for affordable housing for families and seniors.

The population of senior and disabled persons has grown and is expected to continue to grow. Currently, one-quarter of the population of unincorporated Washoe County has a disability. Seniors and disabled persons tend to have fixed incomes and special housing needs. In addition, female-headed households and large families have special housing needs. Most female-headed households have incomes below the poverty line and large families comprise 15 percent of all families in the unincorporated county. Large families require larger homes, which are in short supply among the affordable housing stock. The homeless population also requires special attention for housing needs. Recent reports estimate that nearly 7,000 people are at-risk of homelessness each year. Many of those at-risk are families with children that live in residential motels (weekly rent) that do not offer kitchen facilities and are often dilapidated. Shelter facilities are available in the county but are located in urban areas and are in short supply. The 2004 Continuum of Care Gap Analysis revealed a need for 1,000 more shelter beds to serve the area’s homeless population.

While median income increased in recent years, home prices increased further, thus making homeownership less attainable. Additionally, unemployment rates declined recently but the area’s

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growing occupations typically pay wages that put people into the lower-income categories. Fortyeight percent of households in the unincorporated county fall under the low-income category and about twenty one percent fall into the workforce category. The poverty rate in the unincorporated County was six percent.

### 4) A determination of the present and prospective need for affordable housing in the community.

The aim of the Housing Needs Assessment is to illustrate the current and future need for affordable housing. The Housing Needs Assessment provides an inventory of subsidized housing and the demand for those units. The assessment also analyzes income information and the gap between current prices of market rate homes and how much people are able to spend on housing. Single-family housing prices increased in recent years. The average sales price in 2006 was $384,160, which requires an annual income of approximately $128,000. This is almost $40,000 over the high end of moderate income ($92,476). The supply of smaller rental units is lacking in most parts of the unincorporated county. Most homes have three or four bedrooms and are in low density areas. Most of the more dense development occurs in Incline Village, where housing costs are high. Mobile home parks represent the majority of affordable housing options in unincorporated Washoe County. However, mobile homes are not always affordable depending on age, size, location and the amenities of the unit. The cost of rent for lots or the cost to purchase lots for sale can put mobile home living out of reach for some families.

### 5) An analysis of any impediments to the development of affordable housing and the development of policies to mitigate those impediments.

The Housing Needs Assessment identifies governmental and non-governmental impediments to the development of affordable housing. Zoning requirements and other land use controls that determine the size and intensity of development can potentially impede affordable housing development. Other barriers include the high land costs, high material costs and the ability to get financing for an affordable housing project. Policies to mitigate impediments are outlined in the Goals, Policies and Programs section. Most housing types other than single-family detached homes require a special use permit. No multi-family building permits were issued in 2006. The County has review timelines for development reviews that should prevent permit processing times from becoming impediments. Other barriers are non-governmental in nature. The cost of land is often a significant barrier to making a unit affordable. Labor and materials also contribute to overall costs.

### 6) An analysis of the characteristics of the land that is suitable for residential development. The analysis must include, without limitation: I) A determination of whether the existing infrastructure is sufficient to sustain the current needs and projected growth of the community; and II) An inventory of available parcels that are suitable for residential development and any zoning, environmental and other land-use planning restrictions that affect such parcels.

The Housing Needs Assessment analyzes the permitted uses of land currently zoned in a way that would allow for affordable housing development, then identifies parcels where affordable housing development is most appropriate. This includes land that is zoned for multi-family, mobile homes and mixed-use development. This information can be found in the Provision of Variety of Housing section of the Housing Needs Assessment.

The vacant land inventory also indicates the availability of land for affordable housing development, although there is very little land currently zoned for higher density uses that typically allow affordable housing types. Most of the available land is zoned low density rural, low density suburban or medium density suburban. There are currently no high density urban sites available.

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Most unincorporated County residents get their water from a publicly owned water management source, which is expected to serve the area through 2025 and the landfill capacity should meet the solid waste disposal needs of the County through 2060.

#### 7) An analysis of the needs and appropriate methods for the construction of affordable housing or the conversion or rehabilitation of existing housing to affordable housing.

Since public subsidies cannot singularly fund affordable housing development, providing incentives to developers is a good way to encourage affordable housing development. The Constraints to Availability and Affordability section of the Housing Needs Assessment lists regulatory changes that can positively affect affordable housing development in unincorporated Washoe County such as adjusting setback, density and parking requirements to encourage redevelopment and/or infill development. Additionally, incentives help foster the construction of affordable units and may include priority processing, and fee waivers or deferrals. Current zoning in unincorporated Washoe County allows for a variety of housing types. There are rural, suburban and even urban-like communities in the County. Very little vacant land, however, is zoned for higher density uses. Therefore current zoning constricts the possibility for more affordable housing development in the unincorporated County. Allowing reduced parking standards can often alleviate some costs for a developer, but this is most salient in urban settings where public transportation is available. Lot sizes can also encourage dense development—the smaller the minimum lot size, the more units that can be located in a development. The County has very little land available with low minimum lot sizes, and therefore, little available land for multi-family or attached single-family homes.

#### 8) A plan for maintaining and developing affordable housing to meet the housing needs of the community.

The goals, policies and programs development as part of the Housing Plan process is the County’s plan for ensuring the availability affordable housing.

#### 9) Establish goals that relate to land use, transportation, economic development, parks & recreation, conservation and other Master Plan goals.

The County's Housing Plan was developed with a regional perspective as well as consistency with goals in other Master Plan elements including land use, transportation, economic development, parks and recreation, and conservation.

### Addressing NRS 278.235

The following lists the measures from NRS 278.235 that are included in the Housing Element policies:

* Policy 1.3 satisfies measure “g” which calls for expedited plan approval for affordable projects.
* Policy 3.4 satisfies measure “i” that calls for density bonuses and other incentives to encourage mixed-use housing development near secondary TODs, which are smaller, less intense TODs appropriate for a more rural setting.
* Policies 3.3 and 3.6 satisfies measure “j” which calls for density bonuses and other incentives to encourage mixed-use housing development near secondary TODs, which are smaller, less intense TODs appropriate for a more rural setting.
* Policy 3.9 satisfies measures “b” and “e” which require jurisdiction to allow for the sale of publicly owned land to developers of affordable housing at a below-market rate and allow the purchase of federally owned land by the County for affordable housing purposes per SNPLMA legislation, respectively.

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*   Policy 4.2 fulfills the requirement of measure “a” that calls for the County to subsidize impact fees.
*   Policy 4.3 satisfies measure “f” by calling for the establishment of a regional trust fund for affordable housing.
*   Policy 5.5 and 5.6 satisfies measure “l” by stating that the County will include funding for supportive housing among its priorities.

### Addressing the Regional Strategy for Housing Affordability

The Regional Strategy for Housing Affordability was developed by a consortium of reginal stakeholders led by Truckee Meadows Healthy Communities (TMHC), Truckee Meadows Regional Planning Agency (TMRPA) and Enterprise Community Partners, Inc.

The strategy, completed in 2019, presents a 10-year roadmap to increase housing affordability across the region. The Strategy is attached as Appendix D-1.

## Goals, Policies, and Programs

### Overview

The policy section of the Housing Plan is composed of eight overarching goals. Each goal is tied to supporting policies and specific programs. Washoe County’s housing goals include removing regulatory barriers, preserving and rehabilitating dilapidated housing, offering developer incentives, acquiring funding for affordable housing, developing affordable housing programs for special needs residents, and coordinating with other jurisdictions in the region. Policies amplify the goal statement and programs provide a more specific description of a proposed action and identify which County department will carry primary responsibility in implementing the program.

The following definitions describe the nature of the statement of goals, policies, and programs as they are used in the Housing Plan document:

| | |
| :--- | :--- |
| **Goal:** | Ultimate purpose of an effort stated in a way that is general in nature and immeasurable. |
| **Policy:** | Specific statement guiding action and implying clear commitment. |
| **Program:** | An action, procedure, program, or technique that implements the policy. Programs also specify primary responsibility for carrying out the action and an estimated time frame for its accomplishment. The time frame indicates the fiscal year in which the activity is scheduled to be completed. These time frames are guidelines and may be adjusted based on the County’s staffing and budgetary constraints. |

**The unincorporated Washoe County acknowledges that some of these goals and policies will be realized in the long-term because the housing needs of the County may exceed the staffing or financial resources currently available.**

#### Goal One: Remove Regulatory Barriers to increase the availability of affordable and workforce housing for all.

Policy 1.1: Allow for more flexibility in the zoning, building, and land use regulations to enable affordable housing units to be built throughout the community.

Program 1.1: Review the zoning code and consider the following revisions:

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* Evaluate current maximum densities and consider removing special use permit requirements and expand the types of housing allowed by-right in all zones where appropriate. Develop a mixed-use overlay district that will encourage walkability and residential development near commercial uses and transportation nodes.
* The County will evaluate the status of cluster developments and will encourage higher density development where appropriate. In conformance with the Land Use and Transportation Element the County will encourage “village development” and support projects that employ Smart Growth approaches to development – as described further in the Land Use and Transportation Element of Washoe County’s Comprehensive Plan.

Policy 1.2: Evaluate the role of manufactured and mobile homes as an affordable housing option in the unincorporated County.

Policy 1.3: Streamline and expedite processing for residential developments.
Program 1.3: Evaluate the impact of the County’s current “one-stop shop” development review process and determine if it should have an affordable housing component.
***Satisfies measure “g” which calls for expedited plan approval for affordable projects.***

Policy 1.4: Annually monitor and reevaluate the fees associated with housing development.
Program 1.4: Evaluate the imposition of standards and/or techniques that increase the cost of housing. Consider a fee structure that takes the size and location of units into account. The County will conduct a review of all ordinances that may impede affordable housing development and will consider incorporating mixed-use and village developments to allow for the development of affordable housing.

Policy 1.5: Encourage development at higher densities where appropriate.
Program 1.5: The County will utilize its higher density zoning designations to allow for the most efficient use of land that has infrastructure in place or where the installation of infrastructure is planned. The County will consider installing minimum density requirements in mixed-use and/or high density areas.

### Goal Two: Preserve and rehabilitate existing affordable and workforce housing.
Policy 2.1: Encourage neighborhood revitalization in existing areas through housing rehabilitation for both renter- and owner-occupied units with special attention on the Sun Valley region.
Program 2.1: Develop a housing rehabilitation program that will be part of the overall revitalization of the Sun Valley community. The housing rehabilitation program could include:
* Development in partnership with public and private organizations and local community groups.
* Incentives, such as waiver of annual fees or reduction in permit fees necessary for rehabilitation, to encourage upkeep and rehabilitation of housing by property owners and encourage upgrades to meet minimum energy efficiency standards.

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Policy 2.2: The County will develop a policy to counteract the negative effects of non-owner occupied and owner unoccupied housing that is either vacant or ill-maintained by absentee owners.

Program 2.2: The County will draft an ordinance that will require all owners of residential property in the unincorporated County that reside outside of the County to designate a local property manger that will represent the owner and receive code violations. The ordinance will also set a graduated fee schedule for continued non-compliance.

Policy 2.3: The County will continue to support existing local and regional home rehabilitation and home ownership programs.

Program 2.3: The County will continue to set HOME funding priorities that leverage the rehabilitation programs administered by the Cities of Reno and Sparks. The County will also continue to support the Nevada Rural Housing Authority home buyer program.

Policy 2.4: Preserve the existing affordable housing stock and ensure long-term affordability for new units built with financial assistance.

Program 2.4: The County will work in cooperation with other local jurisdictions to create a single point of contact that will monitor the inventory of affordable housing in the region and assist local property managers to identify funding sources that will allow them to maintain affordability of a housing project. The jurisdictions will also impose resale controls or rental restrictions for affordable units built with locally-generated housing funds.

Policy 2.5: Implement a “no net loss” policy that will provide a framework for the County to ensure a continuing availability of affordable housing.

Program 2.5: The no net loss policy may include a variety of options to preserve affordable housing. Some may include:

*   Supporting the development of a community land trust model to preserve mobile home parks where appropriate by the following actions:
    1.  Meet with park owners to discuss the long-term goals for their properties. The County will initiate rezoning to residential use for these properties zoned for non-residential use and in which property owners desire to maintain their mobile home parks.
    2.  Provide financial assistance for infrastructure and other park improvements though local, state, and federal funds to property owners who wish to improve and maintain their parks
    3.  Facilitate a sale to park residents of those mobile home parks the County has designated for preservation and whose owners do not desire to maintain the present use. If necessary to facilitate a sale, the County will seek state and federal funding to assist residents in purchasing, improving, and managing their parks and/or seek the expertise of a nonprofit organization with experience in mobile home park sales and conversion to resident ownership and management.
*   The County will consider establishing an affordable housing demolition surcharge on all permits for the demolition of affordable housing units. The fee would be paid for each unit of affordable housing that is demolished with the purpose of replacing that unit with a new market rate unit, or a

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nonresidential building. The funds generated will be used to promote the development of affordable housing, including but not limited to a regional affordable housing trust fund.

*   The context of "no net loss" will be on a unit by unit basis rather than a benchmark that represents a specific number of units at a given moment in time.

### Goal Three: Provide Developer Incentives.

Policy 3.1: In accordance with Policy LUT.19.1 in the adopted Land Use and Transportation Element, the County will encourage density incentives when certain public and/or environmental improvements are provided.

Program 3.1: The County will grant developers of real property permission to build at a greater density than would otherwise be allowed under the master plan, in exchange for an agreement by the developer to perform certain functions that the governing body determines to be socially desirable, including, without limitation, developing an area to include a certain proportion of affordable housing.

Policy 3.2: The County will utilize visual simulation technologies to depict a variety of residential development tools available through the County including increased densities, opportunities for mixed-use developments and cluster developments.

Program 3.2: These educational tools will portray density bonus scenarios offered through the County’s density incentives/bonuses program as well as development standards for mixed use and cluster development projects. These videos will be available to the development community to view on the County’s web site and at the County’s Planning Department.

Policy 3.3: Develop programs that allow for flexible land use regulation standards and that offer regulatory and/or financial incentives to encourage developers to provide affordable housing units.

Program 3.3: Projects that include affordable housing (units for households earning up to 120 percent of the median household income) will be eligible for developer incentives. The County will specify regulatory and/or financial incentives to be considered and negotiated on a project-by-project basis in exchange for providing the affordable housing units. The thresholds required to be met in order to qualify for these incentives will be defined in the Development Code. Financial incentives may include, but are not limited to, one or more of the following:

1. Defer or amortize development fees for projects that include affordable and/or workforce units, with affordable projects eligible for a longer deferral or amortization period;
2. Reduce specific standards such as setbacks and parking requirements;
3. Offer a density incentives/bonus;
4. Assign priority processing status to developments that include units that will be affordable to households earning less than 120 percent of the area median household income; and
5. Provide technical assistance in project development and/or accessing funding for the affordable housing units.

***Fulfills measure “j” that says the County can offer density bonuses or other incentives.***

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Policy 3.4: Promote affordable and workforce housing in secondary transit-oriented development (TOD) corridors.

Program 3.4: Identify density incentives/bonuses and other incentives for developers to build affordable and workforce housing developments.

1. The County will develop a mixed-income policy for residential development that will create affordable and workforce units. This program would strongly incentivize a percentage of all new units to be affordable to households earning up to 80 percent of the area median income (AMI), and provide some incentive for housing available to households earning between 80 and 120 percent of AMI.

2. The County will offer incentives such as parking requirement waivers, property tax abatements or density bonuses.

3. The County will identify funding sources to help create affordable housing in TODs by using funds from the Region's Housing Trust Fund, transportation enhancement grants, tax increment financing, and public-private financing partnerships.

***Fulfills measure “i”, which calls for incentives for TODs with affordable housing components.***

Policy 3.5: Promote development of affordable housing near services, transportation routes, schools, jobs, and child care by establishing mixed-use districts and higher density areas.

Program 3.5: The County will promote residential development in areas where services and infrastructure already exist or are planned. The County will foster the development of vacant and underutilized parcels by giving priority to applicants who are developing housing affordable to low- and moderate-income households.

1. The County will also work with regional transit, schools and other agencies to accommodate the development of affordable housing in close proximity to transportation and services.

Policy 3.6: Promote mixed-use development that includes housing units affordable to lower income households.

Program 3.6: The County will promote mixed-use residential/commercial development in medium and high density areas especially in the Sun Valley region and where secondary TODs are located through a combination of the following:

1. Provide incentives (listed in Program 3.3) for projects that include a specific number of housing units affordable to low- and moderate- income households.

2. Assist developers in identifying lending institutions to determine their lending requirements for mixed-use projects and to encourage their participation in mixed use project financing.

***Fulfills measure “j” that says the City can offer density bonuses or other incentives.***

Policy 3.7: Review the County development code and determine how accessory dwelling units can play a more significant role in the provision of affordable housing in the County by providing the following benefits to the community:

* Less infrastructure cost than new development;

* Provide additional housing choices;

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*   Supports the concept of life-cycle housing; and
*   An affordable housing option for the elderly and student populations in the area.

Program 3.7: If the County determines that accessory dwelling units should be a significant part of the housing stock in the County, it will consider lifting the special use permit requirement for these types of units.

Program 3.7: If the County determines that accessory dwelling units should be a significant part of the housing stock in the County, it will consider lifting the special use permit requirement for these types of units.

*   Accessory dwelling units provide the following benefits to the community:

Policy 3.8: Allow for the construction of supportive housing for seniors, disabled persons and others that need special housing accommodations.

Program 3.8: The County will review its Development Code to adjust development standards to allow for the development of supportive housing. The County will also issue supportive housing as a HOME funding priority and/or consider providing some of its state volume cap funds for supportive housing construction.

Policy 3.9: Assist developers with identifying sites for the development of affordable housing:

Program 3.9: The County will undertake the following activities:

*   Maintain a vacant land inventory. The inventory will be used, in part, to establish a land-banking program that will make government-owned land available at a low cost or no cost to developers who are building affordable housing developments.
*   Work with the BLM to ensure their programs for the provision of land for affordable housing are free of regulatory encumbrances that prevent the use of the programs.
*   Develop and/or support a community land trust for the development of publicly held property for the purpose of providing affordable or workforce housing. Annually monitor the program to identify needed adjustments to the program in areas such as financial assistance and management.

***This program fulfills measure “b”, which says the County can sell land it owns to developers for affordable housing at no more than 10 percent of the appraised value. This program also fulfills measure “e”, which says the County can purchase federally-owned lands for affordable housing under the provisions of SNPLMA.***

### Goal 4: Identify Funding sources for affordable housing.

Policy 4.1: The County will identify mechanisms that will reduce developer costs of affordable housing development. This will include utilizing all accessible state and federal funds including HOME funds.

Program 4.1: Coordinate with state and federal resources to seek any available sources of funding for the development of affordable housing units. The following goals will be pursued:

*   Develop regional criteria for funding projects with HOME funds. Currently each jurisdiction establishes its own priority list.

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* Set priorities to support area housing rehabilitation programs.

* Continue to cooperate with the Reno Housing Authority in its administration of the Housing Choice Voucher Program by notifying rental property owners who have been assisted with public funds that they cannot refuse to accept Housing Choice Vouchers for rental-assisted units.

* Continue to support the administration of area affordable housing programs, especially homeownership programs by using the County’s state pass-through funds (state volume cap).

Policy 4.2: Consider providing a County review fee offset for the development of affordable housing.

Program 4.2: All projects with affordable housing units shall be eligible for an off-set of agency review fees as permitted by law. The County will establish a methodology for determining the amount of the offset based on the projects overall contribution to the development of an identified housing need. This offset will not include impact fees, connection fees, or similar fees.

***This program fulfills measure “a” that calls for the County to subsidize impact fees.***

Policy 4.3: Partner with local employers to determine employee housing needs and explore programs to address these needs.

Program 4.3: The County will work with the Economic Development Authority of Western Nevada (EDAWN) and local employers to establish an ongoing dialogue focused on the housing needs of the local workforce. If needed, the County will work with EDAWN and local employers to develop an employee housing program. Some components to consider are on-site employee housing provided by the employer; the County can assist employers with establishing a down payment assistance program for their employees looking to relocate to the area; and/or employers can pay into a regional affordable housing trust fund to help produce affordable housing. Employees of employers that contribute to the affordable housing trust fund will be given priority in the affordable housing developments funded by trust fund monies.

### Goal Five: Promote Housing for Special Needs.

Policy 5.1: The County will support the provision of housing units accessible to persons with disabilities.

Program 5.1: The County shall continue to cooperate with developers in the production of dwelling units accessible to persons with disabilities. The County shall encourage developers to consider incorporating minimal changes in a percentage of new units, which would make them more usable for persons with disabilities while not otherwise affecting their marketability.

Policy 5.2: The County will support continued work with advocacy groups that assist people with special housing needs such as the Northern Nevada Center for Independent Living.

Program 5.2: Work with local housing groups to assist disabled persons with accessibility modifications to their homes. Consider contributing some of the County’s state volume cap funds to the Minor Housing Rehabilitation administered by the Northern Nevada Center for Independent Living.

Policy 5.3: Encourage housing development for all senior citizens with an emphasis on low-income senior households.

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Program 5.3: To encourage affordable senior projects, the County will consider offering density bonuses, helping interested developers apply for government financing and/or other government subsidies, assist interested developers in acquiring surplus government land suitable for higher density development, expediting permit processing, reducing parking standards and lot sizes and waiving fees where possible for senior housing projects and supportive housing for senior citizens. More incentives will be given for senior projects with units set aside for lower income households. The County will monitor the progress of adding more senior housing through its Consolidated Plan process.

Policy 5.4: Utilize proven prevention methods to assist individuals and families at-risk of becoming homeless so that they are able to maintain their current housing and avoid entry into the homeless services system.

Program 5.4: Participate in regional programs that are aimed at ending homelessness.

*   The County will continue working with other area jurisdictions to identify programs that are currently available and customize and deliver consumer-driven programs that increase life skills education, financial literacy and other necessary skills.
*   The County will participate in eviction prevention programs and processes, which may include surveying eviction Court clients to determine programmatic needs and establishing crisis intervention services to resolve tenant-landlord issues.
*   The County will support efforts to rapidly re-house households with urgent housing needs.
*   The County will support efforts to enhance access and referrals to housing services by supporting the utilization of the statewide 2-1-1 and HMIS services, increased cross-system collaboration among service providers in the community and by promoting interoperability among data collection and tracking systems.

Policy 5.5: The County will participate in efforts to improve the continuum of available housing throughout the County so that homeless individuals and families have access to appropriate housing resources, ultimately establishing a “housing first” model.

Program 5.5: The County will participate in the following activities:

*   The creation of emergency and transitional shelters for persons with mental illness or substance-abuse disorders and for homeless families.
*   Participate in efforts to increase the supply of permanent-supportive and affordable housing. These programs may include the creation of new supportive units, the creation of a program for hard-to-house clients, increasing financial assistance available for permanent affordable housing and participation in a program that educates landlords to improve rental opportunities for individuals and families that were homeless or hard-to-house.
*   Participate in efforts to increase short-term and long-term resources available to assist in the prevention and recovery from homelessness, which may include increasing the availability of rent or mortgage payment assistance, and deposit and utility assistance.

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*   Advocate for state and federal policies that would increase the availability of permanent-supportive housing opportunities.

***This program fulfills measure “I” regarding the County targeting supportive housing.***

Policy 5.6: The County will help broaden the supportive service system to meet participants’ needs for services, providing on-the-street, in-home, and in-office services based on individual need.

Program 5.6: Participate in the regional goal to expand supportive services and outreach efforts.

*   Participate in efforts to expand the supportive services available in the County including consumer surveys to address unmet need, develop services for unmet need, and increasing access to resources necessary secure employment.
*   Participate in efforts to access mainstream resources such as trainings for local jurists on the resource needs of homeless clients and how to assist clients to access these resources and provide financial and other assistance to secure documents required for obtaining state identification and employment.
*   Continue to evaluate and update policies to impact service provision, available housing, and funding and client choices.
*   Participate in efforts to promote and encourage capacity building by reaching out to businesses and philanthropic communities for resources.

***This program fulfills measure “I” regarding the County targeting supportive housing.***

### Goal Six: Promote Energy and Resource Efficiency.

Policy 6.1: The County will encourage developers to commit to green development practices, and in return will offer a variety of meaningful incentives.

Program 6.1: Developers will be encouraged to do the following:

*   Pursue Green Building certification programs such as the U.S. Green Building Council’s Leadership in Energy and Environmental Design (LEED), or other similar programs.
*   Water conservation including landscape techniques, materials, or equipment certified by the Department of Water Resources.
*   Low impact grading: Utilization of grading techniques that minimize the amount of cut and fill, uses alternatives to large block retaining walls, and generally result in an appearance that mimics the natural slope.
*   Common open space development.
*   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.
*   Utilize Low Impact Development (LID) techniques as described in the LID Handbook above and beyond requirements of the LID ordinance.

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Policy 6.2: Promote sustainable development and energy efficiency for new residential development by requiring developers to do a “green building” evaluation for all residential projects.

Program 6.2: Developers of residential projects will be required to complete a “green building” evaluation form provided by the County. The developer will be required to submit this evaluation form to the County to receive a building permit. The purpose of the evaluation is to identify any additional benefits of using green materials as a way to decrease costs for development.

### Goal Seven: Promote Homeownership opportunities.

Policy 7.4: Promote home ownership as a community asset.

Program 7.4: The County will partner with local non-profit organization to educate the community on the values of home ownership to the individual, family and community at-large.

Policy 7.5: Support regional programs that help County residents obtain home ownership.

Program 7.5: The County will financially support the Nevada Rural Housing Authority’s (NRHA) first-time homebuyer and down payment assistance programs by continuing to provide a portion of its state volume cap funds to the NRHA.

### Goal Eight: Coordinate Regional Housing Initiatives.

Policy 8.1: Whenever possible, the three jurisdictions will work cooperatively to pursue regional efficiencies in all matters related to affordable housing.

Policy 8.2: Pursue local, state, federal, and other funding regionally.

Program 8.2: The County in cooperation with the Cities of Reno and Sparks will continue to work with local financial institutions to obtain funding to:

* Develop a regional housing trust fund.
* Develop a clearing house/data bank for regional housing data and education.
* Develop education and outreach programs.

***This program fulfills measure “f” which says the County can establish a trust fund for acquisition, construction, or rehabilitation of affordable housing.***

Policy 8.3: The County in cooperation with the cities of Reno and Sparks will publicize and market affordable housing opportunities including rehabilitation and funding.

Program 8.3: The jurisdictions will work to educate the public about funding and rehabilitation opportunities by holding workshops with housing advocacy groups and neighborhood organization to keep the public and developers informed on regulations affecting affordable housing developments.

Policy 8.4: The County in cooperation with the Cities of Sparks and Reno will work to preserve the existing viable affordable housing stock and ensure long-term affordability for new units built with financial assistance.

Program 8.4: The jurisdictions will develop a clearing house that will monitor the status of existing affordable housing in the region.

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Policy 8.5: The County in cooperation with the Cities of Sparks and Reno will consider establishing an Affordable Housing Trust Fund.

Policy 8.5: The County in cooperation with the Cities of Sparks and Reno will continue to support efforts to end homelessness throughout the region.

Program 8.5: Washoe County will continue to support and implement the regional plan to end homelessness entitled “Housing for All: A Plan to End Homelessness.”

Policy 8.6: Washoe County will implement the Regional Strategy for Housing Affordability and utilize the roadmap it identifies in the development of housing plans and programs.

Program 8.6: Washoe County will update this element as necessary to ensure the concepts identified in the roadmap for regional housing affordability are implemented.

Program 8.6.1: Washoe County will track its efforts in regard to any of the steps in the roadmap and include any relevant data or other information in its annual report to the Truckee Meadows Regional Planning Agency.

### Public Participation Process

Meaningful community involvement and public education are critical to the ultimate success of the Housing Element. The public participation efforts sought to address community concerns about the need for affordable housing in the unincorporated county and offered opportunities to dispel potential misconceptions about housing design, density, property values and other contested issues.

#### Planning Commission Meetings

PMC attended a public hearing before the Washoe County Planning Commission on April 3, 2007. The purpose of this hearing was primarily to inform the Commissioners of the Housing Element process as well as giving the public an opportunity to provide input about any affordable housing concerns. The presentation included a review of Housing Plan requirements for the State of Nevada, definitions of affordable housing and income limits, housing prices and median incomes, and the scope of work for the Housing Plan project for the County, as well as the City of Sparks and City of Reno Housing Plans.

Subsequent to the development of the Housing Element, staff brought the plan to the Planning Commission on April 15, 2008 for a Public Hearing. The Planning Commission reviewed the staff report and took public testimony.

#### Board of Commissioners Meetings

The Washoe County Board of County Commissioners heard the Housing Element September 24, 2008, as a Public Hearing item. The Board voted unanimously to adopt the Housing Element as presented at that hearing.

#### Affordable Housing Task Force

The Regional Housing Task Force is comprised of representatives of Reno, Sparks, and Washoe County. Among the members are city and county staff, affordable housing developers, for-profit developers, housing advocates, elected officials, and others. The General Assembly meets once a month to discuss affordable housing and makes recommendations on how to address affordable housing challenges in Washoe County. The Legislative Committee, Financial Barriers Committee, and Regulations and Development Barriers Subcommittee meet separately and bring recommendations to the General Assembly.

<!-- page 27 -->
PMC staff began attending Task Force meetings in December 2006 and continued to attend throughout spring 2007. Interacting with the various members of the Task Force allowed PMC to determine appropriate goals, policies, and programs for unincorporated Washoe County and fostered a regional approach to the development of policies for the Housing Plans of all three jurisdictions. The recommendations of the Task Force were submitted to PMC and incorporated into the Housing Plan.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

## TABLE OF CONTENTS

**Technical Appendix - Housing Needs Assessment ..........................................................................A-1**

**Introduction ........................................................................................................................................A-1**

NRS Requirements ................................................................................................................................... A-2

Population Characteristics........................................................................................................................ A-4

Population Trends............................................................................................................................ A-4

Population by Race .......................................................................................................................... A-5

Population by Age............................................................................................................................ A-6

**Income Characteristics** ........................................................................................................................ A-8

Household Income ........................................................................................................................... A-8

Poverty........................................................................................................................................... A-13

**Employment Trends** ........................................................................................................................... A-15

Area Employment Trends .............................................................................................................. A-15

**Special Needs Groups** ....................................................................................................................... A-20

Seniors............................................................................................................................................ A-20

Persons with Disabilities ................................................................................................................ A-22

Families with Female Heads of Household .................................................................................... A-25

Large Families................................................................................................................................ A-27

Homeless ....................................................................................................................................... A-29

Housing Characteristics .......................................................................................................................... A-31

Housing Composition .................................................................................................................... A-31

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

Age of Housing Stock ...................................................................................................................................... A-31

Housing Occupancy and Tenure ................................................................................................................... A-34

Housing Unit Size ........................................................................................................................................... A-35

Overcrowded Housing.................................................................................................................................... A-37

**Housing Costs........................................................................................................................................... A-39**

Single Family Home Costs............................................................................................................................. A-39

Rental Housing Costs ..................................................................................................................................... A-41

Mobile Home Housing Costs........................................................................................................................ A-43

Households Overpaying................................................................................................................................. A-44

**Future Development Potential................................................................................................................. A-46**

Vacant Land Inventory................................................................................................................................... A-46

Water and Wastewater Service Capacity....................................................................................................... A-47

Water Supply and Infrastructure Wastewater Service ................................................................................ A-47

Solid Waste Capacity...................................................................................................................................... A-48

**Constraints to Housing Availability and Affordability ......................................................................... A-49**

**Governmental Constraints ...................................................................................................................... A-49**

**City Development Standards** ........................................................................................................................ A-49

Land Use Controls ......................................................................................................................................... A-49

Provision for a Variety of Housing ............................................................................................................... A-50

Development Review .................................................................................................................................... A-54

Building Permits ............................................................................................................................................. A-55

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

**Non Governmental Constraints ...........................................................................................................A-55**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Land Cost ..........................................................................................................................................A-55

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Availability of Vacant Land ...........................................................................................................A-57

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Construction and Labor Costs .....................................................................................................A-59

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Availability of Financing ................................................................................................................A-59

**Long-Range Planning...........................................................................................................................A-60**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Area Plans ........................................................................................................................................A-60

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Cold Springs ....................................................................................................................................A-60

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;High Desert ......................................................................................................................................A-61

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;South Valleys ...................................................................................................................................A-61

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Southwest Truckee Meadows ......................................................................................................A-62

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Sun Valley ........................................................................................................................................A-62

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Truckee Canyon .............................................................................................................................A-62

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Warm Springs..................................................................................................................................A-63

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Forest ...............................................................................................................................................A-63

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;North Valleys ..................................................................................................................................A-63

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Southeast Truckee Meadows ......................................................................................................A-64

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Spanish Springs ..............................................................................................................................A-64

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tahoe ................................................................................................................................................A-65

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Verdi .................................................................................................................................................A-65

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

**Housing Programs ........................................................................................................................A-66**

&emsp;Federal Funding ...................................................................................................................................A-66

&emsp;Assisted Housing.................................................................................................................................A-67

**Regional Efforts ............................................................................................................................A-69**

### List of Tables

Table A-1 Population Growth. ................................................................................................................... A-5

Table A-2 Population By Race ................................................................................................................... A-6

Table A-3 Population By Age..................................................................................................................... A-7

Table A-4 City-County Household Income............................................................................................... A-9

Table A-5 Percentage of Unincorporated Washoe County residents in Low-income categories .......... A-10

Table A-6 HUD 2006 Income Limits ....................................................................................................... A-12

Table A-7 Federal Poverty Thresholds (2006)......................................................................................... A-13

Table A-8 Local Poverty Rates................................................................................................................. A-14

Table A-9 Washoe County Growing Occupations by Income Group..................................................... A-16

Table A-10 Five Year Labor Force Statistics ........................................................................................... A-18

Table A-11 Ten Largest Employers ......................................................................................................... A-19

Table A-12 Senior Population Growth..................................................................................................... A-21

Table A-13 Disabled Population by Age (Non-Institutionalized)........................................................... A-22

Table A-14 Types of Disabilities............................................................................................................... A-23

Table A-15 Senior and Disabled Residential Facilities ........................................................................... A-24

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

Table A-16 Other Senior/Disabled Services ....................................................................................................... A-24

Table A-17 Female Headed Families ................................................................................................................... A-25

Table A-18 Population in Female Headed Households in poverty* ............................................................. A-26

Table A-19 Large Family Households ................................................................................................................. A-28

Table A-20 Shelters in Washoe County.............................................................................................................. A-30

Table A-21 Housing Composition ........................................................................................................................ A-32

Table A-22 Age of Housing Stock ....................................................................................................................... A-32

Table A-23 Tenure of Occupied Units ................................................................................................................ A-34

Table A-24 Housing Unit Size ............................................................................................................................... A-35

Table A-25 Rooms per Housing Unit.................................................................................................................... A-36

Table A-26 Household Size..................................................................................................................................... A-37

Table A-27 Overcrowded Housing....................................................................................................................... A-38

Table A-29 Washoe County New Construction Prices.................................................................................... A-40

Table A-30 Washoe County New Construction Prices.................................................................................... A-40

Table A-31 Washoe County Resale Prices ......................................................................................................... A-41

Table A-32 Washoe County Resale Prices ......................................................................................................... A-41

Table A-33 Monthly Rental Costs for Selected Apartments in Unincorporated Washoe County ........ A-42

Table A-35 Mobile Home Prices in Washoe County........................................................................................ A-43

Table A-36 Mobile Home Parks in Unincorporated Washoe County .......................................................... A-44

Table A-37 Housing Expenditure Rate by Income Level ................................................................................ A-45

Table A-38 Vacant Land in Unincorporated Washoe County......................................................................... A-47

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

Table A-39 Development Review Cost and Processing Time............................................................................... A-54

Table A-40 Building Permits July 2006 – March 2007......................................................................................... A-55

Table A-41 Vacant Land For Sale ......................................................................................................................... A-56

Table A-42 Interest Rates for 15- and 30- Year Fixed Loans ................................................................................ A-60

**List of Figures**

Figure A-1............................................................................................................................................................... A-58

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

## TECHNICAL APPENDIX A – HOUSING NEEDS ASSESSMENT

### INTRODUCTION

This chapter analyzes population, housing and employment characteristics in Washoe County. Population growth, employment growth, housing conditions, special needs housing and available housing programs are evaluated to support the goals, policies and action plans in the Housing Element. The chapter is divided into the following sections:

Population Trends – provides information on population growth by age and race as well as population forecasts.

Income Characteristics – provides a variety of income related information including the income distribution of the city and the County. The income distribution is divided into the locally defined income categories of “affordable” and “workforce.” In addition, the income limits established by HUD are given here and the federal poverty thresholds are stated and the local poverty rates are shown.

Employment Trends – provides general employment trends for Washoe County. This includes top employers, occupations employment data and unemployment rates.

Special Needs Groups – the availability of housing for special needs groups including senior housing and care services, disabled housing and care services, large families, single-parent and female-headed households and the homeless.

Housing Characteristics – an analysis of housing conditions in the County. Among the information included in this section is occupancy and tenure, age of stock and overcrowding issues.

Housing Costs – provides a variety of information about the costs of rental and for-sale homes in the County. Included are current sales prices for resale and new homes, rental rates, mobile home costs and availability.

Households Overpaying for Housing – shows the number and percentage of households paying more than 30 percent (cost burdened) and 35 percent (severely cost burdened) of their monthly income on housing costs by tenure and income level.

Future Development Potential – analyzes the availability of infrastructure for new development. This section also looks at vacant land inventory and zoning code flexibility to determine the potential for future development.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

Constraints on Development – analyzes governmental and non-governmental mechanisms that serve as barriers to affordable housing development. Barriers included are building permit and plan check fees, processing times, funding challenges and other regulatory constraints.

Housing Programs – provides descriptions of currently operating housing programs as well as available assisted housing units.

## NRS REQUIREMENTS

The data used to compile the housing needs assessment was gathered from many sources including: the 1990 and 2000 U.S Decennial Census and other Census Bureau sources, the Washoe County Population Plan (2003), the Nevada Small Business Development Center’s 2005 Reno-Sparks Business Activity Report, the U.S. Department of Housing and Urban Development (HUD), the Nevada Department of Employment, Training and Rehabilitation, Reno Gazette-Journal, Sparks Tribune, Craigslist, apartments.com, the Washoe County Assessor and other Washoe County documents, and other various websites.

The Nevada Revised Statutes (NRS) provide eight criteria to be met in the Housing Element. The criteria include: 1) an inventory of housing conditions, needs, plans and procedures for improving housing standards and for providing adequate housing; 2) an inventory of affordable housing in the community; 3) an analysis of the demographic characteristics of the community; 4) a determination of the present and prospective need for affordable housing in the community; 5) an analysis of any impediments to the development of affordable housing and the development of policies to mitigate those impediments; 6) an analysis of the characteristics of the land that is most appropriate for the construction of affordable housing; 7) an analysis of the needs and appropriate methods for the construction of affordable housing or the conversion or rehabilitation of existing housing to affordable housing; 8) a plan for maintaining and developing affordable housing to meet the housing needs of the community. Information that fulfills these requirements is located through the Housing Needs Assessment as well as in the Housing Element Goals, Policy, and Programs section.

The Housing Needs Assessment is comprised of three sections. The first provides demographic information such as population projections, race, age, income and low-income categories, federal poverty thresholds, poverty rates, employment trends, special needs, housing composition, type of occupancy and tenure, housing costs, and future development potential in Washoe County. This section outlines the characteristics of the community, and identifies those characteristics that may have significant impacts on housing needs. As the main body of the Housing Needs Assessment, section one fulfills requirements one, three and four with current housing conditions, demographic data, and the present and prospective need for affordable housing is explored throughout the Housing Needs Assessment. Number four is addressed in many places including the sections describing the special needs populations, housing programs, mobile home cost and availability and owner and rental housing

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

costs. Each of these sections analyzes current information and the prospective need for housing in the future. Number six requires an analysis of the character of developable land, which is done here with the vacant land inventory. Finally, number seven is addressed in the Assessment with Redevelopment Plan information.

The second section provides detailed information concerning the Constraints to Housing Availability and Affordability. This section describes governmental and non-governmental constraints. The city zoning code and building standards have a major influence over the availability of affordable housing. Non-governmental factors that affect housing availability and affordability include availability of financing, land and building materials costs, labor costs, and natural conditions that affect the cost of preparing and developing land for housing. This section provides information to satisfy requirements five and seven by highlighting the different types of constraints put upon development by governmental and non-governmental factors. Number seven is also addressed here with information concerning building activity.

The third section of the assessment describes the existing housing programs available to Washoe County residents. It describes the allocation and use of federal grant money, the availability of subsidized units for low-income families, senior citizens and disabled persons, the Public Housing program, homeownership assistance for rural residents, a sound insulation program for residents with homes in the airport flight path and a mobile home cooperative in a nearby County. This section addresses requirement two by providing a list of subsidized housing developments and describes the affordable housing programs available to the residents of the County.

Appendix B shows closer depictions of the opportunity areas featured in Figure A-1. Appendix C provides a detailed glossary of census and Housing Element related terms.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

## POPULATION CHARACTERISTICS

### SUMMARY OF FINDINGS

Washoe County population continues to grow steadily. County population projections predict a population of 497,610 in 2025. While unincorporated County growth rates surpassed that of the County as a whole, the regional plan calls for future growth to occur in the urban areas. Additionally, the population of minority groups appears to be growing. This is evidenced by the slight decline in the white population and the increase in both Asian and Hispanic populations between 2000 and 2005. The age groups that have experienced the most growth are children adults ages 25 to 44 and adults between the ages of 45 and 59 indicating a current and future need for family and senior housing.

### Population Trends

All jurisdictions in Washoe County continue to grow at a steady pace. Since regional planning has been required by the Nevada Revised Statutes (NRS), growth management techniques have been favored to keep growth directed toward the urban area of the County. Current regional policies call for growth in the County to occur in the cities rather than in the unincorporated parts of the County. Nonetheless, the population of the unincorporated County continues to grow as well. The Washoe County Consensus Forecast 2003 – 2025, uses an average of four reputable forecasting sources to arrive at the projected 2025 population of 497,610 for the entire County, which equals an average annual growth rate of 1.43 percent. Based on the vital statistics available when the report was published, about 0.72 percent per year comes from natural growth (births minus deaths) and 0.71 percent would be due to net in-migration.

Census data reveals that Washoe County grew from approximately 254,667 people in 1990 to 339,486 people in 2000. This represents a growth rate of 33 percent for that period. The Nevada Small Business Development Center at the University of Nevada published a demographic update as of October 2005 in June 2006. According to this report, the County would have had a population of 398,404 in 2005, which represents a growth rate of 17 percent. During this time period, the unincorporated part of the County grew almost as fast as the County as a whole and it actually grew at a faster rate (37 percent) than the whole County between 1990 and 2000. **Table A-1** illustrates the County’s population trends.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-1
### POPULATION GROWTH*

| | 1990 | 2000 | 2005 | % Change 1990-2000 | % Change 2000-2005 |
| :--- | :--- | :--- | :--- | :--- | :--- |
| Washoe County | 254,667 | 339,486 | 398,404 | 33% | 17% |
| Unincorporated | 67,450 | 92,296 | 106,227 | 37% | 15% |
| Nevada | 1,201,833 | 1,998,257 | 2,414,807 | 66% | 21% |

*Sources: 2000 Census Summary File 3, Nevada State Library & Archives, & Nevada Small Business Development Center, Bureau of Business and Economic Research, 2006*
*\* percentages may not add up to 100% due to rounding*

### Population by Race

Washoe County has experienced some shifts in its racial and ethnic populations. Between 2000 and 2005, the city’s white population declined although the trend was slightly more pronounced in the urban areas than in the unincorporated part of the County. The percentage of white residents fell from approximately 88 percent to 79 percent. The Asian, Hawaiian and Pacific Islanders and Hispanic populations increased.

**Table A-2** shows the change in racial and ethnic populations in Washoe County between 2000 and 2005. The large Hispanic population includes people from Central and Southern American countries as well as people from other racial categories that claim Hispanic ethnicity. The African American population represents a slightly lower percentage of people in the urban areas than in the unincorporated County but the Native American population represents a higher percentage of the unincorporated population.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-2
### POPULATION BY RACE*

| | Washoe County | | | | Unincorporated County | | | |
| :--- | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: |
| | **2000** | | **2005** | | **2000** | | **2005** | |
| | **Number** | **Percentage** | **Number** | **Percentage** | **Number** | **Percentage** | **Number** | **Percentage** |
| White | 72,622 | 80% | 266,821 | 67% | 81,174 | 88% | 84,232 | 79% |
| Black/ African American | 6,581 | 2% | 8,041 | 2% | 717 | 1% | 944 | 1% |
| Amer. Indian/Alaska Native | 6,212 | 2% | 5,406 | 1% | 2,876 | 3% | 2,840 | 3% |
| Asian, Hawaiian/Pac. Island | 15,829 | 5% | 21,621 | 5% | 1,756 | 2% | 2,687 | 3% |
| Hispanic[^p40-1] | 25,415 | 8% | 96,514 | 24% | 192 | .2% | 15,524 | 15% |
| Two or More[^p40-2] | 12,827 | 4% | n/a | n/a | 3,121 | 3% | n/a | n/a |
| Total | 339,486 | 100% | 398,404 | 100.0% | 92,296 | 100% | 106,227 | 100% |

*Sources: Nevada Small Business Development Center, Bureau of Business and Economic Research, 2006; U.S. Census 2000, summary file 3*
*[^p40-1] The 2000 Census category is called “Some other race alone,” which includes people who claim Hispanic, Latino, Mexican, Cuban, Puerto Rican and other Central and Southern American heritages. The category is called Hispanic here due to the local 2005 demographic data source organization. [^p40-2] Due to the local data source organization, there is not a comparable category to the 2000 Census’ “Two or More” category. It is assumed that the people in the “Two or More” category in 2000 are put into single race categories in the 2005 estimate data.*
*\* Percentages may not add up to 100% due to rounding*

### Population by Age

The age distribution in Washoe County is shown in **Table A-3**. The largest segment of the population in 2000 was between the ages of 25 and 44 years old and this proportion is expected to stay the same. The age groups that grew the most between 2000 and 2005 were adults ages 25 to 44 (30 percent) followed by adults ages 45 to 59 (24 percent). The group with the highest growth rate is of child-bearing age and the next largest group may still have children in the home and will soon be moving into retirement age. This signifies a need for a variety of housing that is affordable to families of different sizes and age groups. The steady growth of people 60 years and older indicates a need for housing suited to the special needs and fixed incomes of the elderly population.

[^p40-1]: The 2000 Census category is called “Some other race alone,” which includes people who claim Hispanic, Latino, Mexican, Cuban, Puerto Rican and other Central and Southern American heritages. The category is called Hispanic here due to the local 2005 demographic data source organization.
[^p40-2]: Due to the local data source organization, there is not a comparable category to the 2000 Census’ “Two or More” category. It is assumed that the people in the “Two or More” category in 2000 are put into single race categories in the 2005 estimate data.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-3
### POPULATION BY AGE*

| | Washoe County | | | | Unincorporated County | | | |
| :--- | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: |
| | **2000** | | **2005** | | **2000** | | **2005** | |
| | **Number** | **Percentage** | **Number** | **Percentage** | **Number** | **Percentage** | **Number** | **Percentage** |
| Under 5 years | 23,084 | 7% | 28,004 | 7% | 6,216 | 7% | 7,042 | 7% |
| 5-9 years | 24,399 | 7% | 28,709 | 7% | 7,177 | 8% | 8,229 | 8% |
| 10-14 years | 23,983 | 7% | 27,581 | 7% | 4,865 | 5% | 8,640 | 8% |
| 15-24 years | 46,183 | 14% | 52,964 | 13% | 9,662 | 11% | 11,158 | 11% |
| 25-44 years | 105,770 | 31% | 123,509 | 31% | 27,670 | 30% | 31,780 | 30% |
| 45-59 years | 67,446 | 20% | 79,819 | 20% | 21,690 | 24% | 25,302 | 24% |
| 60-74 years | 33,297 | 10% | 39,076 | 10% | 9,753 | 11% | 10,830 | 10% |
| 75 and over | 15,324 | 5% | 17,740 | 5% | 2,834 | 3% | 3,245 | 3% |
| Total Population | 339,486 | 100% | 398,404 | 100% | 92296 | 100% | 106,227 | 100% |
| Median Age | 35.6 | | 36.1 | | 38.3 | | 38.3 | |

*Source: U.S. Census 2000 summary file 3; Nevada Small Business Development Center, Bureau of Business and Economic Research, 2006*

*\* percentages may not add up to 100% due to rounding*

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

## INCOME CHARACTERISTICS

### SUMMARY OF FINDINGS

Median incomes increased by 32 percent for the County as a whole. Income levels are set to determine eligibility for housing assistance programs. The U.S. Department of Housing and Urban Development publishes income levels that are used to determine eligibility for housing programs. HUD defines low-income as 80 percent of median household income and below and moderate-income as 80 percent to 120 percent of median household income. The Regional Housing Task Force focuses on an “affordable” group, which was recommended to be households earning less than 60 percent of median income and a “workforce” group representing households in the 61 to 120 percent range of income. However, as of April 2007, no official change has been made at the state level. The programs in the near future will most likely be administered using the HUD guidelines. Approximately 48 percent of all households fall into the less than 80 percent category and about 21 percent fall into the 80 percent to 120 percent category. Another 30 percent of all households are in the above moderate category (more than 120 percent of median household income). The poverty rate for the total population of the unincorporated County was 6 percent.

### Household Income

Median income is the mid-point of all incomes for a given area. It provides a benchmark to measure the incomes of the population as a whole and to establish housing affordability. Median household incomes were expected to increase by 32 percent in Washoe County from $45,815 to $60,489. A median income figure could not be extrapolated from the 2000 census data for the unincorporated part of the County. However, according the Nevada Small Business Development Center, the projected unincorporated area median household income in 2005 would have been $77,064. **Table A-4** illustrates the expected income growth by 2005.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-4
### CITY-COUNTY HOUSEHOLD INCOME*

| | Washoe County | | | | Unincorporated County | | | |
| :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- |
| | **2000** | | **2005** | | **2000** | | **2005** | |
| | **Number** | **% of all households** | **Number** | **% of all households** | **Number** | **% of all households** | **Number** | **% of all households** |
| Less than $14,999 | 15,871 | 12% | 13,801 | 9% | 2,339 | 7% | 1,933 | 5% |
| $15,000 - $24,999 | 16,045 | 12% | 14,552 | 9% | 2,699 | 8% | 2,379 | 6% |
| $25,000 - $34,999 | 16,663 | 13% | 15,755 | 10% | 3,316 | 10% | 2,680 | 7% |
| $35,000 - $49,999 | 23,264 | 18% | 23,365 | 15% | 5,265 | 16% | 4,747 | 12% |
| $50,000 - $74,999 | 28,445 | 22% | 37,335 | 24% | 8,003 | 24% | 9,574 | 24% |
| $75,000 - $99,999 | 14,870 | 11% | 28,183 | 18% | 5,026 | 15% | 8,696 | 22% |
| $100,000 - $149,999 | 10,732 | 8% | 15,662 | 10% | 4,040 | 12% | 5,625 | 14% |
| $150,000 or more | 6,302 | 5% | 7,916 | 5% | 2,947 | 9% | 3,540 | 9% |
| Total Households | 132,192 | 100.0% | 156,540 | 100.0% | 33,635 | 100% | 39,173 | 100% |
| Median Household Income | $45,815 | | $60,489 | | n/a | | $77,064 | |
| Median Family Income | $54,283 | | $70,554 | | n/a | | $84,008 | |

*Source: Nevada Small Business Development Center, Bureau of Business and Economic Research, 2006, U.S. Census Bureau summary file 3*
*\* percentages may not add up to 100% due to rounding*

Income categories are set as a guide for administering funding for affordable housing assistance. The U.S. Department of Housing and Urban Development sets its own income categories that are used across the country to administer federally funded housing programs. The U.S. Department of Housing and Urban Development housing assistance programs are geared toward extremely low- (less than 30% of median income) and very low-income (30%-50% of median income) households. A local jurisdiction can set separate income categories to administer state or local housing assistance funds that account for local housing and income characteristics. In Washoe County, housing for lower-income households is a

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

continued concern as is housing for moderate-income household or the “workforce” segment of the population. The Regional Housing Task Force has recommended income levels to guide housing discussions in Washoe County. There are two categories: “affordable” – households earning below 60 percent of the area median income; and “workforce” – households earning between 60 percent and 120 percent of the area median income. For now, the HUD limits are used to determine housing affordability. The 2005 projected median income in unincorporated Washoe County was $77,064, 80 percent of that is $61,651 and 120 percent of that is $92,476. **Table A-5** shows these income levels.

### TABLE A-5
### PERCENTAGE OF UNINCORPORATED WASHOE COUNTY RESIDENTS IN LOW-INCOME CATEGORIES[^p44-1]*

| Income Category | % of total households |
| :--- | :---: |
| Affordable (>80%) | 42% |
| Workforce (80% - 120%) | 33% |
| Above Moderate (>120%) | 25% |

*Source: Nevada Small Business Development Center, Bureau of Business and Economic Research, 2006*

[^p44-1]: The percentages of households in each income category are approximations based on the number of households in each income level as they best fit into the income categories.
* percentages may not add up to 100% due to rounding

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

**Table A-6** displays the 2007 HUD Income Limits for Washoe County. These limits are used to determine eligibility for HUD funded housing programs. Since many federal programs are geared toward families, HUD considers the median family income. HUD’s estimate of median family income is $62,800 for the area. The table illustrates the break-down of income levels by household size. The HUD limits would be used by any federally funded program such as Public Housing, Housing Choice Vouchers (Section 8), and Community Development Block Grant (CDBG) funds. The Regional Housing Task Force limits are used to analyze local trends and to develop new housing programs.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-6
### HUD 2007 INCOME LIMITS FOR WASHOE COUNTY

| | 1 Person | 2 Persons | 3 Persons | 4 Persons | 5 Persons | 6 Persons | 7 Persons | 8 Persons |
| :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- |
| 30% of Median | $13,450 | $15,350 | $17,300 | $19,200 | $20,750 | $22,250 | $23,800 | $25,350 |
| Very Low Income (30%-50%) | $22,400 | $25,600 | $28,800 | $32,000 | $34,550 | $37,150 | $39,700 | $42,250 |
| Low-Income (50%-80%) | $35,850 | $40,950 | $46,100 | $51,200 | $55,300 | $59,400 | $63,500 | $67,600 |
| Median Family Income (2007) | $64,000 | | | | | | | |

*Source: HUD datasets: http://www.huduser.org/datasets/il/il2007/st.odb*

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### Poverty

Poverty is a federally defined level of income needed for minimum subsistence. The U.S. Census definition considers gross income but excludes non-cash benefits in its poverty figures. Poverty thresholds are used by the Census Bureau to determine poverty status. The thresholds are dollar amounts adjusted annually for inflation and by household size. A person or family is considered in poverty if their income is below the threshold amount. The U.S. Department of Health and Human Services also publishes poverty guidelines but those are used for administrative purposes such as determining eligibility for certain programs.

**Table A-7** provides the most recently published poverty thresholds established by the Housing and Household Statistics Division of the U.S. Census Bureau. These thresholds are used by census takers to determine poverty information for census documents. These thresholds are not used to determine HUD funded program eligibility.

### TABLE A-7
### FEDERAL POVERTY THRESHOLDS (2006)

| Size of Family Unit | Related children under 18 years | | | | | | | | |
| :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- |
| | **None** | **One** | **Two** | **Three** | **Four** | **Five** | **Six** | **Seven** | **Eight or more** |
| **One person (unrelated individual)** | | | | | | | | | |
| Under 65 years | 10,488 | | | | | | | | |
| 65 years and over | 9,669 | | | | | | | | |
| **Two persons.** | | | | | | | | | |
| Householder under 65 years | 13,500 | 13,896 | | | | | | | |
| Householder 65 years and over... | 12,186 | 13,843 | | | | | | | |
| **Three persons** | 15,769 | 16,227 | 16,242 | | | | | | |
| **Four persons** | 20,794 | 21,134 | 20,444 | 20,516 | | | | | |
| **Five persons** | 25,076 | 25,441 | 24,662 | 24,059 | 23,691 | | | | |
| **Six persons** | 28,842 | 28,957 | 28,360 | 27,788 | 26,938 | 26,434 | | | |
| **Seven persons** | 33,187 | 33,394 | 32,680 | 32,182 | 31,254 | 30,172 | 28,985 | | |
| **Eight persons** | 37,117 | 37,444 | 36,770 | 36,180 | 35,342 | 34,278 | 33,171 | 32,890 | |
| **Nine persons or more** | 44,649 | 44,865 | 44,269 | 43,768 | 42,945 | 41,813 | 40,790 | 40,536 | 38,975 |

*Source: U.S. Census Bureau, Housing and Household Economic Statistics Division*

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# APPENDIX A-HOUSING NEEDS ASSESSMENT

Poverty rates are not particularly high in the unincorporated County. Poverty rates represent the proportion of the entire population that is below the poverty level. Table A-8 shows the most recent poverty figures for unincorporated Washoe County and the County as a whole. The overall poverty rate in the unincorporated County is 6 percent, which is four points less than the rate in the entire County.

### TABLE A-8
### LOCAL POVERTY RATES*

| | Washoe County | | | Unincorporated County | | | Nevada | | |
| :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- |
| | Above Poverty Level | Below Poverty Level | Poverty Rate | Above Poverty Level | Below Poverty Level | Poverty Rate | Above Poverty Level | Below Poverty Level | Poverty Rate |
| Children (under 18 years) | 71,931 | 10,686 | 3% | 22,393 | 1,865 | 2% | 429,491 | 69,777 | 4% |
| Adults (18-64) | 196,568 | 20,482 | 6% | 55,634 | 3,549 | 4% | 1,128,991 | 120,624 | 6% |
| Elderly (65+) | 32,595 | 2,150 | 1% | 7,923 | 381 | .4% | 198,781 | 15,284 | 1% |
| Male Only Householder | 19,383 | 3,333 | 1% | 4,553 | 685 | 1% | 114,670 | 23,154 | 1% |
| Female Only Householder | 31,486 | 8,592 | 3% | 7,269 | 1,260 | 1% | 198,440 | 58,817 | 3% |
| Total Population | 301,094 | 33,318 | 10% | 85,950 | 5,796 | 6% | 1,757,263 | 205,685 | 11% |

Source: 2000 Census Summary File 3
* percentages may not add up to 100% due to rounding

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

# EMPLOYMENT TRENDS

## SUMMARY OF FINDINGS

While unemployment rates in the Washoe County area have improved over the past five years, many of the area’s growing occupations offer wages that fall into the affordable and workforce categories making it hard for families to afford housing. Based upon the wages of many of the available jobs in the region, the County will consider programs to help low- and moderate-income members of the workforce to enter into homeownership.

### Area Employment Trends

Analyzing job growth trends is helpful when planning for housing needs as well. The Washoe County Consensus Forecast 2003 – 2025 predicts an average annual employment growth rate of 1.67 percent. The fastest growing industries over the next 15 to 20 years will be in the retail and service trades. According to the Nevada Department of Employment, Training and Rehabilitation, the median wage for all occupation industries in Washoe County is $13.90. **Table A-9** exhibits growing occupations in Washoe County. The table shows the growth rate and the average hourly wage for each occupation. The table is divided by the income categories being used by the Regional Housing Task Force to discuss affordable and workforce housing.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-9
### WASHOE COUNTY GROWING OCCUPATIONS BY INCOME GROUP*

| Occupation | Total % Change 2004-2014 | Average Annual Growth Rate | Average Hourly Wage | Average Yearly Wage |
| :--- | :---: | :---: | :---: | :---: |
| **Affordable/Low Income ( < 80% AMI or < $61,651)** | | | | |
| Combined Food Preparation and Serving Workers, Including Fast Food** | 34% | 4% | $8.17 | $16,993.60 |
| Child Care Workers** | 24% | 4% | $8.22 | $17,097.60 |
| Retail Salespersons | 32% | 3% | $8.94 | $18,595.20 |
| Preschool Teachers, Except Special Education | 54% | 4% | $9.98 | $20,758.40 |
| Counter and Rental Clerks | 49% | 4% | $10.05 | $20,904.00 |
| Pharmacy Aides | 47% | 3% | $10.22 | $21,257.60 |
| Demonstrators and Product Promoters | 58% | 4% | $10.72 | $22,297.60 |
| Landscaping and Groundskeeping Workers | 51% | 4% | $10.79 | $22,443.20 |
| Helpers--Painters, Paperhangers, Plasterers, and Stucco Masons | 50% | 6% | $10.82 | $22,505.60 |
| Home Health Aides | 65% | 5% | $10.87 | $22,609.60 |
| Office Clerks, General | 30% | 2% | $11.41 | $23,732.80 |
| Social and Human Service Assistants | 61% | 5% | $11.62 | $24,169.60 |
| Helpers--Brickmasons, Blockmasons, Stonemasons, and Tile and Marble Setters | 49% | 4% | $11.99 | $24,939.20 |
| Customer Service Representatives | 54% | 4% | $12.37 | $25,729.60 |
| Rolling Machine Setters, Operators, and Tenders, Metal and Plastic | 53% | 3% | $13.22 | $27,497.60 |
| Cabinetmakers and Bench Carpenters | 78% | 6% | $13.31 | $27,684.80 |
| Self-Enrichment Education Teachers | 48% | 6% | $13.56 | $28,204.80 |
| Pharmacy Technicians | 55% | 4% | $13.87 | $28,849.60 |
| Welding, Soldering, and Brazing Machine Setters, Operators, and Tenders | 54% | 2% | $14.58 | $30,326.40 |
| Medical Assistants | 64% | 5% | $14.87 | $30,929.60 |
| Pest Control Workers | 55% | 2% | $14.97 | $31,137.60 |
| Medical Records and Health Information Technicians | 51% | 7% | $15.20 | $31,616.00 |

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

| Occupation | Total % Change 2004-2014 | Average Annual Growth Rate | Average Hourly Wage | Average Yearly Wage |
| :--- | :---: | :---: | :---: | :---: |
| Bill and Account Collectors | 56% | 4% | $15.54 | $32,323.20 |
| Dental Assistants | 47% | 4% | $16.55 | $34,424.00 |
| Social and Community Service Managers | 49% | 4% | $19.95 | $41,496.00 |
| Physician Assistants | 67% | 3% | $20.48 | $42,598.40 |
| Police, Fire, and Ambulance Dispatchers | 39% | 34% | $20.57 | $42,785.60 |
| Physical Therapist Assistants | 47% | 5% | $20.69 | $43,035.20 |
| **Workforce (80% - 120% AMI or $61,651 - $92,476)** | | | | |
| Loan Officers | 48.8% | 4.9% | $29.88 | $62,150.40 |
| Registered Nurses | 51% | 4% | $30.07 | $62,545.60 |
| Environmental Engineers | 60% | 5% | $30.11 | $62,628.80 |
| Occupational Therapists | 48% | 5% | $31.52 | $65,561.60 |
| Management Analysts | 39.3% | 3.9% | $31.63 | $65,790.40 |
| Computer Systems Analysts | 43.0% | 4.3% | $32.65 | $67,912.00 |
| Computer Software Engineers, Applications | 62% | 4% | $33.76 | $70,220.80 |
| Managers, All Other | 26.5% | 2.7% | $35.78 | $74,422.40 |
| Financial Managers | 35.4% | 3.5% | $37.24 | $77,459.20 |
| Sales Managers | 44.8% | 4.5% | $37.37 | $77,729.60 |

Source: Nevada Department of Employment, Training and Rehabilitation
* percentages may not add up to 100% due to rounding
**Not a top growing occupation, but there is a consistent need for this service

Table A-10 shows labor force trends for unincorporated Washoe County, all of Washoe County and Nevada. Each jurisdiction has experienced a decline in unemployment rates in the past five years. Beginning in 2005, the annual rates across the state have held steady. In the Washoe County area, the annual unemployment rate has remained at 4 percent. These rates are less than the national average, which was 4.6 in 2006, according to the Bureau of Labor Statistics.

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# APPENDIX A–HOUSING NEEDS ASSESSMENT

### TABLE A-10
### FIVE YEAR LABOR FORCE STATISTICS

| Year | Labor Force | Unemployed | Unemployment Rate |
| :--- | :--- | :--- | :--- |
| Unincorporated County | | | |
| 2006 | 2,207 | 97 | 4.0% |
| 2005 | 2,124 | 94 | 4.0% |
| 2004 | 2,082 | 72 | 4.2% |
| 2003 | 1,982 | 70 | 4.6% |
| 2002 | 1,958 | 78 | 5.0% |
| Washoe County | | | |
| 2006 | 216,078 | 8,568 | 4.0% |
| 2005 | 207,825 | 8,247 | 4.0% |
| 2004 | 206,308 | 8,723 | 4.2% |
| 2003 | 203,213 | 9,415 | 4.6% |
| 2002 | 201,752 | 10,009 | 5.0% |
| Nevada | | | |
| 2006 | 1,272,175 | 51,841 | 4.1% |
| 2005 | 1,215,957 | 49,333 | 4.1% |
| 2004 | 1,178,889 | 53,735 | 4.6% |
| 2003 | 1,144,529 | 60,203 | 5.3% |
| 2002 | 1,121,862 | 63,813 | 5.7% |

Source: Nevada Department of Employment, Training and Rehabilitation

**Table A-11** shows the ten largest employers in Washoe County according to the State Department of Employment, Training and Rehabilitation. Many of the jobs available from these employers would pay wages that would fall within the “affordable” or “workforce” income categories defined by the Regional Housing Task Force. Many of the jobs that would be available through these employers are also essential to the vibrancy of the community. This is more reason to focus upon ensuring the availability of affordable and workforce housing in Washoe County.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-11
### TEN LARGEST EMPLOYERS

| Employer | Number of Employees |
| :--- | :--- |
| Washoe County School District | 8000-8499 |
| University of Nevada-Reno | 3500-3999 |
| Washoe County | 3000-3499 |
| International Game Technology | 2500-2999 |
| Washoe Medical Center, Inc. | 2000-2499 |
| Circus El Dorado Joint Venture | 2000-2499 |
| City of Reno | 2000-2499 |
| Peppermill Casinos | 2000-2499 |
| Golden Road Motor Inn, Inc | 1500-1999 |
| Caesars World Business Service | 1500-1999 |

*Source: Nevada Department of Employment, Training and Rehabilitation*

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

## SPECIAL NEEDS GROUPS

### SUMMARY OF FINDINGS

The senior segment of the population has grown in past years and will continue to grow as people live longer. Approximately one-quarter of the unincorporated County’s population has a disability of some kind. Seniors and disabled person often have low fixed income and special housing needs. Some subsidized housing is available for seniors and disabled persons but the long waiting lists are indicative of the demand for such housing. Female-headed households and large families also have special housing needs. Female-headed households comprise 10 percent of all families and 12 percent of those families earn incomes below the poverty line. Large families represent 15 percent of all families in the unincorporated County. They require larger homes, which are not necessarily affordable to lower income families. Homelessness is the final special needs housing topic. There are many causes of homelessness and it is predicted that nearly 7,000 people in Washoe County are at-risk of homelessness each year. Nearly 2,500 homeless individuals were counted in 2005. Among those at-risk are families with children many of which survive by renting rooms in weekly rent motels. The 2004 Continuum of Care Gap Analysis revealed a need for 1,000 more shelter beds to serve the area’s homeless population. Based upon these trends, the County will work to establish programs that offer support for the needs of seniors, disabled person and other special needs groups.

### Seniors

For the purposes of this report, seniors are residents aged 55 years or older. They are an increasingly larger segment of the population. As the “baby boom” generation moves into this age group there will become more need for housing that meets the needs of the elderly. As shown in **Table A-12**, the 55+ group and the 75+ share an equal percentage of the total unincorporated population. These percentages are a bit lower than those of the entire County, which may signify a slight concentration of seniors in assisted housing that is mostly located within the cities. The older population in the unincorporated County may still be living in their homes or with family.

As more members of the baby boom generation age (born 1946-1964), there will be an increased need for elderly housing and care services. There is a total of 758 senior housing and care services in Washoe County is listed in **Table A-15**.

Washoe County completed a Strategic Plan for Senior Citizens in 2006. Key informant interviews and other research indicated a need for many senior services including geriatric trained physicians and daily in-home help. In addition, many seniors expressed concern for a system biased toward seniors aging in their own homes. The survey performed resulted in a set of goals and objectives.

The Strategic Plan’s housing goal is to “reduce the number of seniors living in isolation and unsupported by 15 percent and increase affordable housing options in Washoe County by 25 percent by 2016.” The

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# APPENDIX A–HOUSING NEEDS ASSESSMENT

four objectives to accomplish this goal are: develop neighborhood senior resource centers that link seniors to nearby services vital for independence; increase the resources available for supportive home care services that assist seniors to live independently; support the development of affordable senior housing options, including low-income assisted living that are close to services and transportation; and support and promote public policy that increases access to supportive home care services. Like other special needs and low-income groups, senior citizen housing needs focus on access to services.

### TABLE A-12
### SENIOR POPULATION GROWTH*

| | Washoe County | | | Unincorporated | | |
| :--- | :---: | :---: | :---: | :---: | :---: | :---: |
| | **2000** | **2005** | **Growth** | **2000** | **2005** | **Growth** |
| 55+ | 30,480 | 36,130 | 19% | 9,914 | 11,436 | 15% |
| 65+ | 20,358 | 23,467 | 15% | 5,517 | 6,098 | 11% |
| 75+ | 15,324 | 17,740 | 16% | 2,834 | 3,245 | 15% |
| Total Population | 339,486 | 398,404 | 17% | 92,296 | 106,227 | 15% |

*Source: 2000 U.S Census summary file 3and Nevada Department of Employment, Training and Rehabilitation*
*\* percentages may not add up to 100% due to rounding*

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### Persons with Disabilities

Persons with disabilities may require housing with special features such as wheelchair ramps, special doorbells, roll-in showers, high-set toilets, or other adaptive devices or medical equipment. Almost one-quarter of the population in unincorporated Washoe County have a disability of some kind compared to almost thirty percent in the County as a whole. The largest percentage of disabilities occurs among the 16-64 age group.

### TABLE A-13
### DISABLED POPULATION BY AGE (NON-INSTITUTIONALIZED)

| | Washoe County | | Unincorporated County | |
| :--- | :---: | :---: | :---: | :---: |
| | **Number** | **% of disabled population** | **Number** | **% of disabled population** |
| 5 to 15 years | 2,887 | 3% | 865 | 3.8% |
| 16-64 years | 69,744 | 71% | 16,142 | 72% |
| 65 years and over | 25,233 | 26% | 5,491 | 24% |
| | | **% of total population** | | **% of total population** |
| Total disabilities among population | 97,864 | 29% | 22,498 | 24% |
| Total Population | 339,486 | | 92,296 | |

*Source: 2000 Census Summary file 3*

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

**Table A-14** shows the types of disabilities in the community. The most common types of disabilities in Washoe County are employment disabilities. This is consistent with the bulk of the disabled population being of working age. Physical disabilities are closely behind employment disabilities as the second most common type.

### TABLE A-14
### TYPES OF DISABILITIES*

| | Washoe | | Unincorporated County | |
| :--- | :--- | :--- | :--- | :--- |
| | **Number** | **% of total disabled** | **Number** | **% of total disabled** |
| Sensory disability | 10,583 | 11% | 2,521 | 11% |
| Physical disability | 23,131 | 24% | 5,446 | 24% |
| Mental disability | 11,647 | 12% | 2,920 | 13% |
| Self-care disability | 5,505 | 6% | 1,230 | 6% |
| Go-outside-home disability | 17,733 | 18% | 3,890 | 17% |
| Employment disability | 29,265 | 30% | 6,491 | 29% |
| Total disabled population | 97,864 | 100% | 22,498 | 100% |

*Source: 2000 Census Summary File 3*
*\* percentages may not add up to 100% due to rounding*

There are currently no subsidized housing units for seniors or disabled person in unincorporated Washoe County. A total of 1,247 units designated for disabled persons are subsidized in Reno and Sparks. Only two complexes are disabled persons-only with a total of 43 units. Other projects are open to the disabled but are also open to seniors (701 units), families (397 units) and seniors and families (128). These projects are usually at 100 percent occupancy and have long waiting lists. Consequently, the actual availability of low-income housing for disabled persons is limited.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

**Table A-15** lists the residential facilities that provide services to senior and disabled persons in the area. The places on this list vary from skilled nursing home facilities to assisted living to retirement communities. **Table A-16** lists other types of services for senior and disabled people. All of these facilities serve the needs of the senior, some of them also have services for mentally ill and development disabled patients.

### TABLE A-15
### SENIOR AND DISABLED RESIDENTIAL FACILITIES

| Type | # of Facilities |
| :--- | :---: |
| Senior Residential | 19 |
| Senior Residential (Luxury) | 1 |
| Residential Facility for Senior, Disabled and Mentally Ill | 6 |
| Skilled Nursing Facility | 1 |
| Elderly/Disabled Residential | 31 |
| Services for Mentally Ill | 6 |

*Source: Yahoo yellow pages directory*

### TABLE A-16
### OTHER SENIOR/DISABLED SERVICES

| Company | Services |
| :--- | :---: |
| Alzheimer's Service | 8 |
| Short-term, federally subsidized work training program for mature workers 55 and older | 1 |
| Adult Day Program | 5 |
| Residential Facilities | 5 |
| Home Health/Community Services/Other | 4 |

*Source: Yahoo yellow pages directory*

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### Families with Female Heads of Household

Female-headed households tend to be headed by elderly women or single mothers who usually have lower incomes. In addition to housing, both groups have related services needs such as affordable and accessible child care, access to public transportation, medical care and other services. This can limit the affordable housing options available for these special needs groups.

The percentage of female-headed households in the unincorporated part of the County is 10 percent compared to 15 percent of all families in the County as a whole. Of the female-headed households in the unincorporated County, 12 percent have incomes below the poverty level compared to almost 20 percent in the entire County.

### TABLE A-17
### FEMALE HEADED FAMILIES*

| | Washoe County | | Unincorporated County | |
| :--- | :---: | :---: | :---: | :---: |
| | **Number** | **% of total families** | **Number** | **% of total families** |
| Total Families | 84,518 | | 25,568 | |
| Total Female Headed Family Households | 12,866 | 15% | 2,652 | 10% |
| | | **% in poverty** | | **% in poverty** |
| Female-Headed Families in Poverty | 2,426 | 19% | 312 | 12% |

Source: 2000 Census Summary file 3
* percentages may not add up to 100% due to rounding

**Table A-18** shows the number of people in female-headed families that are above and below the poverty level. This tables shows that 6 percent of the total population of the unincorporated part of the County live below the poverty line.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-18
### POPULATION IN FEMALE HEADED HOUSEHOLDS IN POVERTY*

| | Washoe Co. | | | Unincorporated County | | | Nevada | | |
| :--- | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: | :---: |
| | Above Poverty Level | Below Poverty Level | Poverty Rate | Above Poverty Level | Below Poverty Level | Poverty Rate | Above Poverty Level | Below Poverty Level | Poverty Rate |
| Population in Female headed household | 31,486 | 8,592 | 3% | 7,269 | 1,260 | 1% | 198,440 | 58,817 | 3% |
| Total Population | 301,094 | 33,318 | 10% | 85,950 | 5,796 | 6% | 1,757,263 | 205,685 | 11% |

Source: 2000 Census Summary file 3
\* percentages may not add up to 100% due to rounding

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### Large Families

Large families are defined as one with five or more family members. They are a special needs group because they require larger homes that are also affordable to those families that are low income. Many larger homes are luxury homes out of the range of affordability for lower income families. Thus, a large family may struggle to find suitable affordable housing. The number of large families is shown in **Table A-19**. The number of large families in unincorporated Washoe County was 3,701, which was 11 percent of all households and 15 percent of all families in the unincorporated County. Washoe County as a whole has similar percentages of large families.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-19
### LARGE FAMILY HOUSEHOLDS*

| | Washoe County | | Unincorporated County | | Nevada | |
| :--- | :--- | :--- | :--- | :--- | :--- | :--- |
| | Number | % of all family households | Number | % of all family households | Number | % of all family households |
| 5-person | 7,979 | 9% | 2,313 | 9% | 50,399 | 10% |
| 6-person | 3,307 | 4% | 799 | 3% | 23,244 | 5% |
| 7-or-more person | 2,336 | 3% | 589 | 2% | 15,844 | 3% |
| Total Large Families | 13,622 | 16% | 3,701 | 15% | 89,487 | 18% |
| Total Family households | 84,518 | | 25,568 | | 502,508 | |
| Total Households | 132,192 | | 33,411 | | 751,977 | |

Source: 2000 Census Summary File 3
* percentages may not add up to 100% due to rounding

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### Homeless

Homelessness can be caused by a number of factors. Job loss, mental illness, substance abuse, lack of affordable health care, domestic violence and lack of affordable housing options are all factors that can lead to homelessness. The Reno Area Alliance for the Homeless (RAAH) estimates nearly 7,000 individuals in the County experience homelessness or are at risk of becoming homeless each year. RAAH also has seen an increase of approximately 400 people per year in need of emergency housing assistance. While many homeless are single men, families are becoming a larger percentage of the homeless. A 2005 point in time survey showed that 2,430 (0.69 percent of the population) were homeless in Washoe County. Many people at risk of becoming homeless live in weekly-rate motels unable to secure more permanent housing. A survey performed in January 2005 found approximately 4,000 people living in weekly motels including 87 families. The survey also indicated an increase in the use of weekly-rate motels from the 2002 survey. Weekly-rate motels are not appropriate affordable housing options as they do not include kitchen facilities; they tend to attract criminal activity and are not necessarily cheaper than traditional apartments.

All three jurisdictions in the County work together to address homelessness throughout the region with the continuum of care planning process. The housing continuum begins with emergency housing, which is for short-term immediate assistance for individuals and families. Transitional housing is for longer-term residency and is supposed to allow an individual or family to prepare to get into permanent housing. The last type of housing on the continuum is permanent supportive housing. This involves long-term affordable housing and services that increase an individual’s or family’s self-sufficiency. **Table A-20** shows the continuum of housing services available in the region. The 2004 Continuum of Care Housing Gaps Analysis found a need for 1,000 shelter beds and the housing goal in the 10-Year Plan to End Homelessness is to improve the continuum of available housing in Washoe County so that homeless individuals and families have access to appropriate housing resources, ultimately establishing a “housing first” model. The objectives to accomplish this goal are to create more emergency/transitional shelter in the short-term, increase the supply of permanent-supportive and affordable housing, increase the short-term and long-term resources available to assist in the prevention and recovery from homelessness, and evaluate and advocate for changes in policies at the local, state, and federal level to impact the community’s ability to meet the housing needs of individual and families who are homeless.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-20
### SHELTERS IN WASHOE COUNTY

| Emergency Shelters | Family Units | Family Beds | Individual Beds | Total Year-Round |
| :--- | :---: | :---: | :---: | :---: |
| The Children's Cabinet | | | 6 | 6 |
| Committee to Aid Abused Women | 7 | 21 | | 21 |
| Reno Sparks Gospel Mission | | | 127 | 127 |
| Reno Sparks Gospel Mission | | | 28 | 28 |
| Reno Sparks Gospel Mission | 4 | 12 | | 12 |
| ReStart | 25 | 97 | | 97 |
| United Way | | | | |
| Interfaith Hospitality Network | 5 | 14 | | 14 |
| Safe Embrace | 1 | 10 | | 10 |
| Ridge House | | | 6 | 6 |
| **Totals** | **42** | **154** | **167** | **321** |
| Under Construction | | | | |
| Reno Emergency Shelter | | | 150 | 150 |
| **Transitional Housing** | **Family Units** | **Family Beds** | **Individual Beds** | **Total Year-Round** |
| Bristlecone Family Resources | | | 26 | 26 |
| Center Street Mission | | 10 | 12 | 10 |
| Center Street Mission | | | 45 | 45 |
| Casa De Vida | | | 8 | 8 |
| Committee to Aid Abused Women | 7 | 21 | | 21 |
| NNAMHS | | | 15 | 15 |
| Grace House | | | 15 | 15 |
| Reno Sparks Gospel Mission | | | 116 | 116 |
| Step 1 | | | 16 | 16 |
| Step 2 | 25 | 71 | | 71 |
| Step 2 | | | 20 | |
| **Totals** | **32** | **102** | **273** | **333** |

<!-- page 65 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

| Permanent Supportive Housing | Family Units | Family Beds | Individual Beds | Total Year-Round |
| :--- | :---: | :---: | :---: | :---: |
| Northern Nevada Adult Mental Health Services | | | 218 | 218 |
| Northern Nevada Community Housing Resource Board | 9 | 28 | | 28 |
| ReStart | | | 15 | 15 |
| ReStart | | | 55 | 55 |
| Washoe County Social Services | | | 55 | 55 |
| *Totals* | 9 | 28 | 343 | 371 |

*Source: City of Reno 2005-2009 Consolidated Plan*

# HOUSING CHARACTERISTICS

## SUMMARY OF FINDINGS

More than half of the unincorporated County’s housing stock is comprised of single-family dwelling units built in the 1970s and 1980s. Approximately 75 percent of residents are homeowners and only 14 percent rent their homes. Three bedroom homes are most common and the unincorporated County has larger homes than the urban areas of the County. Overcrowding is not a serious problem in the County. Most homes are single-family detached homes that are generally larger. Mobile homes represent a larger portion of the housing stock in the unincorporated County than in incorporated parts of the County. Mobile homes are most likely the bulk of the affordable housing stock in the unincorporated County. Therefore, the County will develop programs that will preserve and improve the mobile home housing stock.

### Housing Composition

The Nevada Revised Statutes stipulate that a Housing Needs Assessment include an inventory of current housing conditions. These current conditions are then considered when goals and policies are formed in the Housing Element. Unincorporated Washoe County is primarily inhabited by people who live in single-family dwellings (68 percent of the housing stock). The percentage of multi-family housing stock in this part of the County is noticeably less than in the urban areas of the County. There are few medium to higher density suburban developments outside of Incline Village. Mobile homes make up 19 percent of the housing stock compared to only 9 percent of the stock in the entire County. This indicates that most of the area’s mobile homes are located outside of the cities. **Table A-21** illustrates the percentages of the different types of housing in the unincorporated County, all of Washoe County and Nevada.

<!-- page 66 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-21
### HOUSING COMPOSITION*

| | Washoe County | | Unincorporated County | | Nevada | |
| :--- | :---: | :---: | :---: | :---: | :---: | :---: |
| | **Number** | **Percent** | **Number** | **Percent** | **Number** | **Percent** |
| 1, detached | 76,503 | 53% | 25,978 | 68% | 432,437 | 52% |
| 1, attached | 7,824 | 5% | 1,295 | 3% | 44,977 | 5% |
| 2 | 3,651 | 3% | 669 | 2% | 12,712 | 2% |
| 3 or 4 | 8,407 | 6% | 1,085 | 3% | 60,473 | 7% |
| 5 to 9 | 10,883 | 8% | 869 | 2% | 65,837 | 8% |
| 10 to 19 | 6,719 | 5% | 519 | 1% | 44,593 | 5% |
| 20 to 49 | 5,327 | 4% | 299 | 1% | 23,674 | 3% |
| 50 or more | 11,748 | 8% | 381 | 1% | 59,031 | 7% |
| Mobile home | 12,386 | 9% | 7,065 | 19% | 79,861 | 10% |
| Boat, RV, van, etc. | 460 | 0.3% | 73 | .2% | 3,862 | 1% |
| Total Housing Units | 143,908 | 100% | 38,233 | 100% | 827,457 | 100% |

Source: 2000 Census Summary File 3
* percentages may not add up to 100 percent due to rounding

### Age of Housing Stock

Tables A-22 illustrates the age of the housing stock in the County. Most of the housing was built after World War II and approximately half of the housing stock was built in the 1970s and 1980s. Building in the unincorporated County followed similar trends as that of the entire County. The industry was active during the 1970s and 1980s, slowed down in the early 1990s and picked up again in the mid-1990s. Whereas the building activity appears to be spread out across different decades with a few minor peaks in activity, the data in **Table A-22** suggests a continuous upward trend in home building in the unincorporated County since 1970. In addition, mobile homes make up a larger percentage of the total housing stock than the County as a whole and the state of Nevada.

<!-- page 67 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-22
### AGE OF HOUSING STOCK*

| | Washoe County | | | | Unincorporated County | | | |
| :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- |
| | **2000** | | **2005** | | **2000** | | **2005** | |
| | **Number** | **% of Total units** | **Number** | **% of Total units** | **Number** | **% of Total units** | **Number** | **% of Total units** |
| Built April 2000 to October 2005 | n/a | n/a | 26,550 | 16% | n/a | n/a | 7,143 | 16% |
| Built 1995 to March 2000 | 24,206 | 14% | 24,234 | 14% | 8,262 | 22% | 8,416 | 19% |
| Built 1990 to 1994 | 15,174 | 9% | 15,174 | 9% | 5,518 | 14% | 5,435 | 12% |
| Built 1980 to 1989 | 29,661 | 17% | 29,661 | 17% | 9,124 | 24% | 8,938 | 20% |
| Built 1970 to 1979 | 36,005 | 21% | 36,005 | 21% | 10,480 | 27% | 10,118 | 23% |
| Built 1960 to 1969 | 18,657 | 11% | 18,657 | 11% | 3,194 | 8% | 2,921 | 7% |
| Built 1950 to 1959 | 10,400 | 6% | 10,400 | 6% | 999 | 3% | 888 | 2% |
| Built 1940 to 1949 | 5,089 | 3% | 5,089 | 3% | 350 | 1% | 289 | .7% |
| Built 1939 or earlier | 4,689 | 3% | 4,689 | 3% | 306 | 1% | 255 | .6% |
| Total Housing Units | 170,458 | 100% | 170,458 | 100% | 38,233 | 100% | 44,403 | 100% |

*Source: Nevada Small Business Development Center, Bureau of Business and Economic Research, 2006*

\* percentages may not add up to 100% due to rounding

<!-- page 68 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

### Housing Occupancy and Tenure

Unincorporated Washoe County hosts a larger percentage of owner-occupied households than the rest of the County. Only 13 percent of the households are renter-occupied compared to 37 percent for the County as a whole. **Table A-23** shows the number of owner- and renter-occupied households as well as the higher vacancy rate in the unincorporated County.

#### TABLE A-23
#### TENURE OF OCCUPIED UNITS*

| | Washoe County | | | | Unincorporated County | | | |
| :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- | :--- |
| | **2000** | | **2005** | | **2000** | | **2005** | |
| | **Number** | **% of Total** | **Number** | **% of Total** | **Number** | **% of Total** | **Number** | **% of Total** |
| Owner Occupied | 78,318 | 54% | 94,396 | 55% | 28,286 | 74% | 33,115 | 75% |
| Renter Occupied | 53,766 | 37% | 62,144 | 37% | 5,125 | 13% | 6,059 | 14% |
| Total Occupied Housing Units | 132,084 | 92% | 156,540 | 92% | 33,411 | 87% | 39,173 | 88% |
| Total Vacant Units | 11,824 | 8% | 13,918 | 8% | 4,822 | 13% | 5,230 | 12% |
| Total Housing Units | 143,908 | 100% | 170,452 | 100% | 38,233 | 100% | 44,403 | 100% |

*Source: Nevada Small Business Development Center, Bureau of Business and Economic Research, 2006*
*\* percentages may not add up to 100% due to rounding*

<!-- page 69 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

### Housing Unit Size

It is important for a range of housing sizes be available to accommodate different family sizes and lifestyles. Larger homes are more prevalent in the unincorporated part of the County. **Table A-24** shows that three bedroom homes are most common representing 53 percent of the housing stock followed by two bedroom home with 17 percent of the housing stock. As shown in **Table A-25**, a higher percentage of housing units in unincorporated Washoe County have more than 4 rooms. That table also shows that larger homes are more prevalent in the unincorporated County.

Household size in the unincorporated County is generally larger than the County as a whole. Two-person households are most common in all areas of the County, but one-person households represent a considerably smaller portion of the households in the more rural part of the County. According to **Table A-26**, larger families are not necessarily more common in the unincorporated County.

### TABLE A-24
### HOUSING UNIT SIZE*

| | Washoe County | | Unincorporated County | | Nevada | |
| :--- | :---: | :---: | :---: | :---: | :---: | :---: |
| | **Number** | **% of all units** | **Number** | **% of all units** | **Number** | **% of all units** |
| No bedroom | 9,153 | 6% | 374 | 1% | 39,766 | 5% |
| 1 bedroom | 23,318 | 16% | 2,441 | 6% | 125,654 | 15% |
| 2 bedrooms | 36,672 | 25% | 6,558 | 17% | 240,159 | 29% |
| 3 bedrooms | 51,035 | 35% | 20,157 | 53% | 287,007 | 35% |
| 4 bedrooms | 19,549 | 14% | 7,012 | 18% | 111,206 | 13% |
| 5 or more bedrooms | 4,181 | 3% | 23,665 | 62% | 23,665 | 3% |
| Total Housing Units | 143,908 | 100% | 38,233 | 100% | 827,457 | 100% |

*Source: 2000 Census summary file 3*
*\* percentages may not add up to 100% due to rounding*

<!-- page 70 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-25
### ROOMS PER HOUSING UNIT*

| | Washoe County | | Unincorporated County | | Nevada | |
| :--- | :---: | :---: | :---: | :---: | :---: | :---: |
| | **Number** | **% of total units** | **Number** | **% of total units** | **Number** | **% of total units** |
| 1 room | 7,082 | 5% | 157 | 0.4% | 29,240 | 4% |
| 2 rooms | 10,789 | 8% | 880 | 2% | 56,296 | 7% |
| 3 rooms | 17,496 | 12% | 2,512 | 7% | 99,965 | 12% |
| 4 rooms | 22,176 | 15% | 3,509 | 9% | 141,257 | 17% |
| 5 rooms | 27,130 | 19% | 8,784 | 23% | 175,072 | 21% |
| 6 rooms | 25,357 | 18% | 9,284 | 24% | 148,612 | 18% |
| 7 rooms | 16,274 | 11% | 5,903 | 15% | 88,306 | 11% |
| 8 rooms | 9,727 | 7% | 3,738 | 10% | 49,682 | 6% |
| 9 or more rooms | 7,877 | 6% | 3,466 | 9% | 39,027 | 5% |
| Total Housing Units | 143,908 | 100% | 38,233 | 100% | 827,457 | 100% |

Source: 2000 Census summary file 3
* percentages may not add up to 100% due to rounding

<!-- page 71 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-26
### HOUSEHOLD SIZE*

| | Washoe County | | Unincorporated County | | Nevada | |
| :--- | :---: | :---: | :---: | :---: | :---: | :---: |
| | **Number** | **% of Housing Units** | **Number** | **% of Housing Units** | **Number** | **% of Housing Units** |
| 1-person | 35,646 | 27% | 5,645 | 17% | 186,783 | 25% |
| 2-person | 45,027 | 34% | 12,790 | 38% | 259,300 | 35% |
| 3-person | 21,129 | 16% | 5,897 | 18% | 120,621 | 16% |
| 4-person | 17,001 | 13% | 5,378 | 16% | 96,611 | 13% |
| 5-person | 7,863 | 6%% | 2,313 | 7% | 50,354 | 7% |
| 6-person | 3,036 | 2% | 799 | 2% | 22,093 | 3% |
| 7 or more person | 2,382 | 2% | 589 | 2% | 15,403 | 2% |
| Total Occupied Units | 132,084 | 100% | 33,411 | 100% | 751,165 | 100% |

*Source: 2000 Census summary file 3*
*\* percentages may not add up to 100% due to rounding*

### Overcrowded Housing

Overcrowding does not appear to be a serious problem in unincorporated Washoe County. The U.S. Census Bureau definition of overcrowding is more than 1 person per room, and severe overcrowding is more then 1.5 persons per room. According to the data shown in **Table A-27**, only three percent of owner-occupied housing and almost two percent of renter-occupied households are overcrowded. Renter households are typically more crowded than owner household, but the reverse is true in the unincorporated County.

<!-- page 72 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-27
### OVERCROWDED HOUSING*

| | Washoe County | | Unincorporated County | | Nevada | |
| :--- | :--- | :--- | :--- | :--- | :--- | :--- |
| | **Number** | **% of all occupied units** | **Number** | **% of all occupied units** | **Number** | **% of all occupied units** |
| **Owner occupied** | 78,318 | 59% | 28,286 | **85%** | 457,245 | 61% |
| 0.50 or less | 56,916 | 43% | 20,466 | 61% | 320,720 | 43% |
| 0.51 to 1.00 | 18,081 | 14% | 6,796 | 20% | 114,868 | 15% |
| 1.01 to 1.50 | 1,907 | 1% | 645 | 2% | 12,520 | 2% |
| 1.51 to 2.00 | 984 | 1% | 316 | 1% | 6,575 | 1% |
| 2.01 or more | 430 | 0% | 63 | .2% | 2,562 | 0% |
| **Renter occupied** | 53,766 | 41% | 5,125 | **15%** | 293,920 | 39% |
| 0.50 or less | 25,993 | 20% | 2,671 | 8% | 143,623 | 19% |
| 0.51 to 1.00 | 19,932 | 15% | 1,853 | 6% | 107,667 | 14% |
| 1.01 to 1.50 | 3,100 | 2% | 379 | 1% | 19,532 | 3% |
| 1.51 to 2.00 | 2,888 | 2% | 138 | .4% | 14,848 | 2% |
| 2.01 or more | 1,853 | 1% | 84 | .3% | 8,250 | 1% |
| Total Occupied Units | 132,084 | 100% | 33,411 | 100% | 751,165 | 100% |

*Source: 2000 Census summary file 3*
*\* percentages may not add up to 100% due to rounding*

<!-- page 73 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

## HOUSING COSTS

### SUMMARY OF FINDINGS

Single family housing prices increased by 75 percent between 2003 and 2006. The average sales price for the County as a whole in 2006 was $384,160, which requires an annual income of approximately $128,000. There are few smaller rental units, which is probably due to the rural and suburban landscapes of most parts of the unincorporated County. The rental stock is mostly made up of three and four bedroom homes. There are more high density options in Incline Village but these are costly in general.

Mobile home prices vary widely because sizes and number of amenities greatly affect the sales price. In general, mobile homes are more affordable than site built homes but the costs of lot rent in a mobile home park or the price of a parcel of land may be prohibitive for lower-income households. Additionally, newer homes can also be priced higher than what is affordable for lower-income households. Older more affordable mobile homes are likely to deteriorate without proper investment to keep them safe and livable. To ensure safe and affordable housing, the County will consider developing a mobile home park conservation and/or mobile home rehabilitation program.

### Single Family Home Costs

**Tables A-29** and **A-30** show the changes in housing prices for the unincorporated parts of Washoe County from 2003 through the first quarter of 2007. The prices include all home sales including mobile homes. The average sales price for 2007 is lower because it represents only the first quarter of the year. In 2006, approximately 250 new homes were sold in unincorporated Washoe County. Nearly half of those were four bedroom homes with an average sale price of $566,946.

<!-- page 74 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-29
### WASHOE COUNTY NEW CONSTRUCTION PRICES

| | Minimum | Maximum | Average |
| :--- | :--- | :--- | :--- |
| 2007 | $205,165 | $205,165 | $205,165 |
| 2006 | $137,000 | $4,745,000 | $493,733 |
| 2005 | $49,000 | $2,307,500 | $421,329 |
| 2004 | $27,300 | $2,600,000 | $322,395 |
| 2003 | $25,649 | $2,750,000 | $293,259 |

*Source: Washoe County Assessor*

### TABLE A-30
### WASHOE COUNTY NEW CONSTRUCTION PRICES

| Number of Bedrooms | Number of Units Sold | Minimum | Maximum | Average |
| :--- | :--- | :--- | :--- | :--- |
| 1 | n/a | n/a | n/a | n/a |
| 2 | 3 | $327,500 | $515,000 | $440,833 |
| 3 | 82 | $220,000 | $1,440,502 | $372,913 |
| 4 | 114 | $137,000 | $4,745,000 | $566,946 |
| 5 | 49 | $298,040 | $1,107,011 | $524,054 |
| 6 | 1 | $727,810 | $727,810 | $727,810 |

*Source: Washoe County Assessor*

**Tables A-31 and A-32** list the sales prices for resale homes in unincorporated Washoe County. Like the general trend, resale home prices have increased over the past few years. However, resale homes in unincorporated Washoe County have generally higher average prices than those of the new construction homes sold during the same time period. Nearly 500 homes were re-sold in 2006 in unincorporated Washoe County. Three bedroom homes sold the most followed by four bedroom homes.

<!-- page 75 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-31
### WASHOE COUNTY RESALE PRICES

| | Minimum | Maximum | Average |
|---|---|---|---|
| 2007 | $150,000 | $5,570,000 | $520,360 |
| 2006 | $45,000 | $7,488,000 | $620,414 |
| 2005 | $29,000 | $6,365,000 | $626,401 |
| 2004 | $31,289 | $5,634,000 | $563,806 |
| 2003 | $25,000 | $4,825,000 | $357,885 |

Source: Washoe County Assessor

### TABLE A-32
### WASHOE COUNTY RESALE PRICES

| Number of Bedrooms | Number of Units Sold | Minimum | Maximum | Average |
|---|---|---|---|---|
| 1 | 1 | $300,000 | $300,000 | $300,000 |
| 2 | 7 | $241,750 | $1,300,000 | $538,950 |
| 3 | 246 | $45,000 | $2,200,000 | $428,988 |
| 4 | 175 | $231,000 | $2,987,600 | $711,849 |
| 5 | 67 | $235,000 | $3,831,000 | $914,421 |
| 6 | 1 | $6,250,000 | $6,250,000 | $6,250,000 |

Source: Washoe County Assessor

### Rental Housing Costs

**Table A-33** shows the results of a point-in-time survey and categorizes the results by area. This table represents the available rental stock in April 2007. Rents in unincorporated Washoe County vary depending upon which area the housing is located. Average rents are higher in Incline Village and Crystal Bay than most areas. Smaller rental units are less available in most areas because many parts of the County maintain a rural or suburban landscape with larger lots. One can easily find three and four bedroom homes, most of which cost at least $1000 a month.

<!-- page 76 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-33
### MONTHLY RENTAL COSTS FOR SELECTED APARTMENTS IN UNINCORPORATED WASHOE COUNTY

| | Incline Village | | | |
| :--- | :--- | :--- | :--- | :--- |
| | 1 bdrm | 2 bdrm | 3 bdrm | 4 bdrm |
| Range | $750 - $1200 | $995 - $4500 | $1400 - $2000 | $2595 - $3300 |
| Average | $850 | $2,073 | $1,569 | $2,948 |
| | **Sun Valley** | | | |
| | 1 bdrm | 2 bdrm | 3 bdrm | 4 bdrm |
| Range | $645 | $650 - $925 | $895 - $1230 | n/a |
| Average | $645 | $771 | $1,081 | n/a |
| | **Spanish Springs** | | | |
| | 1 bdrm | 2 bdrm | 3 bdrm | 4 bdrm |
| Range | n/a | $1100 - $1300 | $1275 - $1575 | $1550 - $1600 |
| Average | n/a | $1,167 | $1,438 | $1,575 |
| | **North Valleys** | | | |
| | 1 bdrm | 2 bdrm | 3 bdrm | 4 bdrm |
| Range | $795 | $975 - $1100 | $900 - $1600 | $1300 - $2595 |
| Average | n/a | $1,038 | $1,104 | $1,948 |
| | **Cold Springs** | | | |
| | 1 bdrm | 2 bdrm | 3 bdrm | 4 bdrm |
| Range | n/a | n/a | $1195 - $1200 | $1300 - $1400 |
| Average | n/a | n/a | $1,198 | $1,365 |
| | **Verdi** | | | |
| | 1 bdrm | 2 bdrm | 3 bdrm | 4 bdrm |
| Range | n/a | n/a | $1200 - $2775 | $1895 - $2650 |
| Average | n/a | n/a | $1,706 | $2,236 |

Source: Reno Gazette Journal and craigslist.org, April 2007

<!-- page 77 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

### Mobile Home Housing Costs

Mobile homes are an affordable housing option for low-income households. As **Table A-35** illustrates, mobile home sale prices tend to be lower than those of site built single-family homes. The cost of living in a mobile home includes paying lot rent and usually utilities in addition to a loan payment. Depending on lot rent rates, this may mean that mobile home ownership is not an option for very low-income households. Nevertheless, the mobile home market provides lower-cost housing options for lower-income households.

Since there are many sizes of mobile home with varying amenities, prices are widely divergent. A point-in-time survey in April 2007 revealed resale homes for as little as $9,000 or as much as $144,000. Old homes have more maintenance needs, especially homes that were built prior to the National Manufactured Housing Construction and Safety Standards Act of 1974. New homes are priced much higher. Many of those available at the time of the survey were attached to small parcels of land that were part of the sale price. The survey did not find any new homes listed under $200,000. **Table A-36** lists mobile home parks in unincorporated Washoe County. Most of the parks had zero vacant lots, which may indicate a demand for mobile home lots.

### TABLE A-35
### MOBILE HOME PRICES IN WASHOE COUNTY

| | Resale | Resale | Resale | New[^p77-1] | New[^p77-1] |
| :--- | :--- | :--- | :--- | :--- | :--- |
| | **2 bdrm** | **3 bdrm** | **4 bdrm** | **3 bdrm** | **4 bdrm** |
| Price Range | $9,995-$144,000 | $12,900-$197,000 | $68,000 | $214,000-$275,000 | $219,000-$225,000 |
| Average Price | $60,449 | $52,013 | n/a | $235,300 | $216,165 |

*Sources: www.mhvillage.com, www.mfdhousing.com, www.palacerlty.com April 2007*

[^p77-1]: New mobile home for sale found in the unincorporated County at the time of the survey included small parcels of land, which accounts for some of the higher price.

<!-- page 78 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-36
### MOBILE HOME PARKS IN UNINCORPORATED WASHOE COUNTY

| Park Name | Address | # of Lots | Vacant | Lot rent | Utilities |
| :--- | :--- | :--- | :--- | :--- | :--- |
| Skyline Mobile Home Park | 7900 N Virginia St | 307 | 12 | $435-$447 | w/g/s |
| Yorkshire Mobile Home Park | 7950 Yorkshire Dr | 30 | 0 | $423 | g/s |
| Country Terrace Mobile Village | 11 Tuck Cir | 103 | 0 | $425 | g/s |
| Oasis Mobile Estates | 6550 Pyramid Lake Hwy #80 | 80 | 1 | $480 - $485 | g/w/s |
| Silver Crown Mobile Home Park | 5315 Sun Valley Blvd #11 | 30 | 0 | $325 | w/g |
| Sixth Avenue Court | 5639 Sun Valley Blvd | 36 | 0 | $300 | n/a |
| River Belle Mobile Home Park | 1795 Hwy 40 W | 71 | 0 | $335 - $375 | w/g/s |

Sources: Google maps, Phone survey, April 2007
s-sewer, g-garbage, w-water, c-cable

### Households Overpaying

As defined by HUD, households that pay more than 30 percent of their income are considered “cost-burdened” and households that pay more than 35 percent are considered “severely cost-burdened.” As shown in Table A-37, 22 percent of households in unincorporated Washoe County experienced a cost burden in paying their monthly housing costs. Renters had higher cost burdens with 35 percent of renters paying more than 30 percent of their monthly income for housing costs. Of all home owners, 28 percent also paid more than 30 percent of their monthly income toward housing costs.

<!-- page 79 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-37
### HOUSING EXPENDITURE RATE BY INCOME LEVEL[^p79-1]

| Income | Tenure | | | | Total |
| :--- | :---: | :---: | :---: | :---: | :---: |
| | **Owner** | | **Renter** | | |
| | **30%** | **35%** | **30%** | **35%** | |
| **Washoe County** | | | | | |
| Less than $10,000 | 0.1% | 2% | 0.3% | 9% | 11% |
| $10,000 to $19,999 | 0.4% | 3% | 1% | 12% | 17% |
| $20,000 to $34,999 | 1% | 7% | 5% | 8% | 21% |
| $35,000 to $49,999 | 3% | 8% | 1% | 1% | 13% |
| $50,000 to $74,999 | 3% | 6% | 1% | 0.4% | 10% |
| $75,000 and over | 1% | 3% | 0% | 0% | 4% |
| % of Total Households | \multicolumn{2}{c|}{**28%**} | \multicolumn{2}{c|}{**39%**} | **29%** |
| Households | \multicolumn{2}{c|}{61,038} | \multicolumn{2}{c|}{53,620} | |
| Total Households | \multicolumn{5}{c|}{132,192} |
| **Unincorporated County** | | | | | |
| Less than $10,000 | .2% | 2% | 0% | 7% | 9% |
| $10,000 to $19,999 | .7% | 3% | .1% | 7% | 10% |
| $20,000 to $34,999 | 1% | 11% | 5% | 11% | 27% |
| $35,000 to $49,999 | 1% | 2% | 1% | 2% | 6% |
| $50,000 to $74,999 | 2% | 0% | 2% | .3% | 4% |
| $75,000 and over | 0% | .2% | 0% | .2% | .4% |
| % of Total Households | \multicolumn{2}{c|}{**28%**} | \multicolumn{2}{c|}{**35%**} | **22%** |
| Households | \multicolumn{2}{c|}{20,399} | \multicolumn{2}{c|}{5,066} | |
| Total Households | \multicolumn{5}{c|}{33,635} |
| **Nevada** | | | | | |
| Less than $10,000 | 0.1% | 2% | 0.2% | 8.% | 11% |
| $10,000 to $19,999 | 0.3% | 3% | 1% | 13% | 18% |
| $20,000 to $34,999 | 1% | 7% | 5% | 8% | 22% |
| $35,000 to $49,999 | 3% | 5% | 1% | 0.9% | 10% |
| $50,000 to $74,999 | 3% | 2% | 0.3% | 0.2% | 5% |
| $75,000 and over | 1% | 1% | 0% | 0% | 2% |
| % of Total Households | \multicolumn{2}{c|}{**28%**} | \multicolumn{2}{c|}{**32%**} | **28%** |

[^p79-1]: *

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

| Income | Tenure | | | | Total |
| :--- | :--- | :--- | :--- | :--- | :--- |
| | **Owner** | | **Renter** | | |
| | **30%** | **35%** | **30%** | **35%** | |
| Households | 363,321 | | 292,913 | | |
| Total Households | | 751,977 | | | |

Source: 2000 Census Summary File 3
* percentages may not add up to 100% due to rounding

# FUTURE DEVELOPMENT POTENTIAL

## SUMMARY OF FINDINGS

The County’s vacant land inventory indicates available sites for development. There is ample land zoned for low density rural and low and medium density suburban developments. No high density urban land is currently zoned. Most unincorporated County residents get their water from a publicly owned water management source. With proper management, the current water supply is expected to serve the area through 2025. The landfill’s capacity is expected to meet the solid waste disposal needs of Washoe County through 2060.

### Vacant Land Inventory

Land zoned for residential uses in unincorporated Washoe County demonstrates a fair range of available infrastructure and land for future development. Table A-38 illustrates the number of sites, acres and approximate units at 80 percent capacity possible based upon currently zoned land. There is ample land for both low and medium density suburban development and a fair amount of land zoned for low density rural development. Some land is zoned for more dense development, but there is currently no vacant land in the High Density Urban zone. This does not necessarily present a constraint as the unincorporated County does not seek to enable widespread urban developments.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-38
### VACANT LAND IN UNINCORPORATED WASHOE COUNTY

| Zone | Sites | Acres | Approximate Unit Capacity[^p81-3] |
| :--- | :---: | :---: | :---: |
| Low Density Rural (LDR .1 du/acre | 484 | 4,723.5 | 378 |
| Medium Density Rural (MDR .2 du/acre) | 88 | 389.2 | 62 |
| Low Density Suburban (LDS 1 du/acre) | 1,127 | 2,937.6 | 2,350 |
| Medium Density Suburban (MDS 3 du/acre) | 869 | 1,289.5 | 3,095 |
| High Density Suburban (HDS 7)[^p81-1] | 287 | 84.3 | 472 |
| Low Density Urban (LDU 10)[^p81-2] | 13 | 32.3 | 258 |
| Medium Density Urban (MDU 21 du/acre) | 1 | 1.4 | 23 |
| General Rural Residential (1 du/40 acres) | 488 | 35,543.8 | 711 |
| Total | 3,357 | 45,001.6 | 7,349 |

Source: Washoe County Planning Dept.
[^p81-1]. 7 du/acre for single-family detached; 9 du/acre for attached single-family and mobile homes parks
[^p81-2]. 10 du/acre for single-family detached; 14 du/acre for multi-family and 12 du/acre for mobile home parks
[^p81-3]. Unit capacity is assumed to be at 80 percent of total possible build out capacity.

### Water and Wastewater Service Capacity

#### Water Supply and Infrastructure Wastewater Service

The Washoe County municipal water supply is predominantly managed by a few public water companies. Supplying services to over 100,000 residents, the public providers are: Truckee Meadows Water Authority, Washoe County Department of Water Resources, Sun Valley General Improvement District, and South Truckee Meadows General Improvement District. The remainder of services is provided by private systems that include services for about 1600 mobile home units. Wastewater disposal is managed by the Utility Division of the County Department of Water Resources. The Utility Division operates the County’s 19 wastewater treatment and conveyance facilities and reclaimed water facilities and the three treatment plans that serve Truckee Meadows, East Lemmon Valley and Cold Springs Valley.

[^p81-1]: 7 du/acre for single-family detached; 9 du/acre for attached single-family and mobile homes parks
[^p81-2]: 10 du/acre for single-family detached; 14 du/acre for multi-family and 12 du/acre for mobile home parks
[^p81-3]: Unit capacity is assumed to be at 80 percent of total possible build out capacity.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

The 2004-2025 Washoe County Comprehensive Regional Water Management Plan uses population projections and past water usage to project future water supply and wastewater disposal needs. By 2025 wastewater flows are expected to account for 45 percent of the total municipal and industrial water supply. The plan states that adequate water resources should be available to accommodate projected population growth as long as the current water supply is properly managed and that additional supply should be available. The completion of approved developments in Lemmon Valley and Spanish Springs may create a need for additional supply.

### Solid Waste Capacity

According to the Truckee Meadows Regional Plan the Washoe County District Health Department (WCDHD) says that the Lockwood landfill (in Storey County) had about 65 years of remaining capacity in 1995. Based on this information the Lockwood landfill can accommodate all projected regional growth.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

# CONSTRAINTS TO HOUSING AVAILABILITY AND AFFORDABILITY

## GOVERNMENTAL CONSTRAINTS

### Summary of Findings

The current land use controls do present some regulatory barriers to affordable housing development. Most housing types other than single-family detached homes require special use permits. The County will consider more flexibility with housing types such as accessory dwelling units, attached single family homes and manufactured housing in the higher density suburban zones. Most development in 2006 was for single-family homes, no building permits were issued for multi-family dwellings. Development review standards do not constrain development as the County has set timelines for review and are able to process most applications within those timeframes.

The cost of land and of construction and labor are high enough to cause affordability problems for people in the affordable and workforce income categories. Based upon the analysis of the current land use regulations, the County will examine the possibility of adjusting the zoning code to allow more uses by-right in certain zones. To address ever-increasing land costs, the County will consider forming a kind of land banking system to help alleviate land costs for affordable housing development.

### Development Standards

In accordance with the Nevada Revised Statutes concerning Housing Elements, the following provides examples of possible impediments to the development of affordable housing. The Washoe County Development Code is the guiding document for residential development policies. The policies establish and control the type, location, and density of residential development in Washoe County. The zoning regulations serve to protect and promote the health, safety, and general welfare of the community residents.

### Land Use Controls

Land use controls are the primary source of governmental constraints on affordable housing development. They include site plan requirements, permit requirements and fees, building code requirements and permit processing times. In addition, land use controls may limit the density of development, thus increasing the cost of housing per unit. Allowing lower density uses without restriction and limiting the options for higher density development can constrain affordable housing options as well.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

**Maximum permitted residential density:** The zoning districts in unincorporated Washoe County allow for a variety of housing types. Some communities are maintaining their historic rural character with large lot zones and others are embracing more suburban landscapes. The more rural communities are in zones that allow a minimum of one dwelling unit for every 10 acres (0.1 dwelling units per acre). The rural zones allow up to 0.4 dwelling units per acre or one house for every two and a half acres in the high density rural zone. The next group of zones is suburban, which allow from one unit per acre to seven dwelling units per acre for single-family detached or nine dwelling units acre for single-family attached and mobile homes. The final group is the urban zones. These zones are located in the faster growing communities and in places where the land has sensitive features. The least dense urban zone allows 10 dwelling units per acre for detached homes, 14 units per acre for multi-family homes and 12 units per acre for mobile homes. The densest zone allows up to 42 multi-family units per acre.

**Parking:** Different types of residential uses warrant varying amounts of off-street parking. Detached and attached single-family dwellings require two spaces per dwelling unit one of which must be in an enclosed garage. Manufactured home parks must supply one and a half spaces per unit and one guest space for every five units. Fabricated housing, which includes modular, manufactured and mobile homes require two per dwelling units and one must be in a carport or garage. Accessory dwellings whether detached or attached require one space per unit. Multi-family development requirements depend upon the number of bedrooms per unit. One bedroom units require 1.6 spaces per unit and units with two or more bedrooms require 2.1 spaces per unit with one in a garage or carport.

**Minimum lot size:** Minimum lot sizes determine the character of a neighborhood as much as the assigned density or intensity of units allowed. Allowing a variety of lot sizes produces a variety of affordability levels. The Low Density Rural zone requires eight acre minimum lots while the Medium Density Rural zone requires at least four acres. The suburban zones require less than an acre – the low density suburban zone requires a lot of at least 35,000 square feet and the high density suburban zone requires smaller lots of 5,000 square feet. The lots continue to get smaller in the urban zones from 3,700 square feet for single family detached and 8,000 square feet for single-family attached units. In the low density urban zone, to 3,700 square feet for single-family detached homes and 8,000 square feet for 8-unit multi-family developments.

**Maximum height:** Six of the nine zoning categories in the County have maximum height standards of 35 feet. The urban zones have higher maximums beginning with 40 feet for the low density urban zone, and 70 feet for both the medium and high density urban zones.

### Provision for a Variety of Housing

The statutes also require an analysis of land characteristics that are appropriate for development. The following zoning and vacant land information addresses this point. The County’s zoning classifications allow a variety of development types throughout the County. However, many types of developments require special use permits (SUPs), which may limit the flexibility required to promote affordable housing development.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### Residential Zoning Districts

Washoe County’s residential base zones permit a wide range of densities that reflect the range of lifestyle opportunities available in the unincorporated County. Densities range from the most rural in the LDR zone that allows 1 dwellings unit per 10 acres to the densest zone, HDU, which allows up to 42 dwelling units per acre. In total, there are nine residential zones in the unincorporated County.

### Low Density Rural Regulatory Zone (LDR)

The LDR zone is aimed at preserving agricultural and open space areas. The variety of residential uses is limited to large lots with single family homes or manufactured homes. Cluster developments are allowed to preserve natural features and open space. Density in the LDR zone is 1 unit per 10 acres. The LDR zone does not allow for duplexes, multi-family homes or single-family-attached homes to be built. It does allow for detached accessory dwellings with a Board of Adjustment special use permit and for manufactured home parks with a Planning Commission* special use permit in areas designed Trailer Overlay Zone prior to adoption of the current development code.

### Medium Density Rural Regulatory Zone (MDR)

The MDR zone is also for preserving agricultural lands. Residential uses permitted are single-family detached homes on slightly smaller lots of at least five-acre lots. Cluster developments are also encouraged in the MDR zone to conserve open space and agricultural uses. The minimum lot area in the MDR zone is four acres, with a density of one unit per five acres. The MDR zone does not allow for duplexes, multi-family homes or single family, attached homes to be built. It does allow for detached accessory dwellings with a Board of Adjustment special use permit and for manufactured home parks with a Planning Commission* special use permit in areas designed Trailer Overlay Zone prior to adoption of the current development code.

### High Density Rural Regulatory Zone (HDR)

The HDR zone is for semi-rural areas with single-family dwellings. The minimum lot area is two units per acre. The density is one unit per 2.5 acres. Agricultural uses are also common. The HDR zone does not allow for duplexes, multi family homes or single family, attached homes to be built. It does allow for detached accessory dwellings with a Board of Adjustment special use permit and for manufactured home parks with a Planning Commission* special use permit in areas designed Trailer Overlay Zone prior to adoption of the current development code.

### Low Density Suburban Regulatory Zone (LDS)

The LDS zone is still mostly residential even though some commercial uses would be allowed with a special use permit as long as it was compatible with the scale of the neighborhood. Residences here are typically on one-acre parcels but the minimum lot area allowed is 35,000 square feet. The LDS zone allows for detached accessory dwelling units with a Board of Adjustment special use permit and also allows for manufactured home parks with a Planning Commission* special use permit in areas only

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

designed Trailer Overlay Zone prior to adoption of the current development code. The LDS zone not allow for multi-family homes.

### Medium Density Suburban Regulatory Zone (MDS)

Single-family detached home are the primary type of residential unit in the MDS zone but single-family attached are also allowed with special review. The zone allows more dense development of up to three units per acre for both detached and attached single-family homes. Some small commercial developments are allowed with a special use permit if they cater to the area residents. The minimum lot area in the MDS zone is 12,000 square feet. The MDS zone allows for detached accessory dwelling units with a Board of Adjustment special use permit and also allows for manufactured home parks with a Planning Commission* special use permit in areas designated Trailer Overlay Zone prior to adoption of the current development code. The MDS zone does not allow for multi-family homes, but does allow for single-family attached. Duplexes are allowed with an administrative permit.

### High Density Suburban Zone (HDS)

The HDS zone is a place for single family homes but with smaller lots. Detached single-family homes are permitted up to seven units per acre and attached single-family, and manufactured home parks are allowed with special use permit up to a density of nine units per acre. Some commercial uses are also allowed if they are on a smaller scale, following special review. The minimum lot area is 5,000 square feet. The HDS zone allows for detached accessory dwelling units with a Board of Adjustment special use permit. The HDS zone does not allow for multi-family homes. Duplexes are allowed with an administrative permit.

### Low Density Urban Regulatory Zone (LDU)

The LDU zone allows both single-family and multi-family dwellings. Single family homes are allowed up to 10 dwelling units per acre, multi-family units are allowed up to 14 dwelling units per acre, and manufactured home parks are allowed at 12 units per acre. Commercial, professional and civic uses are allowed, following special review on a scale compatible with the residential uses. The minimum lot area is the LDU zone at 8,000 square feet for attached units (2 units per lot) and 3,700 square feet for detached units (one unit per lot). The LDU zone allows for detached accessory dwellings and multi-family and duplexes with an administrative permit. Also allows manufactured home parks with a Planning Commission* special use permit.

### Medium Density Urban Regulatory Zone (MDU)

The MDU zone allows more dense multi-family uses, single family homes and some non-residential uses. Multi-family dwellings units of up to 21 dwelling units per acre are allowed. The minimum lot area for these types of units is 8,000 square feet with four dwelling units per lot. Individual units have a minimum lot area of 3,700 square feet. With an administrative permit, the MDU zone allows for detached accessory dwellings, duplexes, and multi-family homes. This zone also allows for single family

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

detached, with a Board of Adjustment special use permit. Manufactured home parks are also allowed with a Planning Commission* special use permit in areas designated Trailer Overlay Zone prior to adoption of this development code.

### High Density Urban Regulatory Zone (HDU)

Multi-family units are the predominant use is the HDU zone. More dense development of up to 42 units per acre is allowed with a minimum lot area of 8,000 for eight units per lot. Individual dwellings are still allowed with a special use permit, but with a minimum lot area of 3,700 square feet. Like other residential neighborhoods, commercial, professional and civic uses are allowed, following special review, at an appropriate scale. The HDU zone allows for most all residential use types. The only two requiring permits are single family detached, which must have a Board of Adjustment special use permit, and manufactured home parks which must have a Planning Commission* special use permit and are allowed in areas designated Trailer Overlay Zone prior to adoption of this development code.

### General Rural Regulatory Zone (GR)

The General Rural Regulatory Zone identifies land that is very rural and may only be developed at a low density if at all, at one unit per 40 acres, be in transition from rural to suburban, or urban densities on the urban fringe or remote but where unique developments may occur. These lands may be potential wetlands, in a floodplain, have moderate or steep slopes, be publicly owned or lack infrastructure.

\* *Subsequent to the adoption of the Housing Element (July 2008), review of special use permits was transferred from the Planning Commission to the Board of Adjustment (August 2008).*

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### Development Review

The cost and time involved in development reviews can be a constraint to affordable housing development. **Table A-39** shows the current fees required for common types of development review. The processing time is the maximum amount of time allowed for each review not including time for appeals, if applicable. There are some exceptions to these time limits such as if the state or federal government intervenes for environmental or endangered species issues.

#### TABLE A-39
#### DEVELOPMENT REVIEW COST AND PROCESSING TIME

| Type of Review | Processing Time | Fee |
| :--- | :--- | :--- |
| Development Agreement | 60 days | $5,000 |
| Special Use Permit | 65 days | Minor: $992[^p88-T] - $1,189 |
| | | Major: $2,248[^p88-T] - $2,445 |
| Specific Plan | 125 days | $4,674[^p88-T] - $5,908 |
| Tentative Subdivision Map | 60 days | $3,417[^p88-T] - $6,379 |
| Final Subdivision Map | 60 days | $865[^p88-T] -$964 |

*Source: Washoe County website*
*T – fee for the Tahoe area*

[^p88-T]: fee for the Tahoe area

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### Building Permits

**Table A-40** shows residential construction in the unincorporated County consisted of 394 single-family dwelling construction permits between July 2006 and March 2007. No permits for multi-family dwellings were issued during that period.

#### TABLE A-40
#### BUILDING PERMITS JULY 2006 – MARCH 2007

| Type of Permit | Number of Building Permits issued as of June 2006 |
| :--- | :--- |
| Single-family homes | 394 |
| Multi-family homes | none |

*Source: City of Reno Community Development Census Report, Fiscal Year 2005-2006*

## NON GOVERNMENTAL CONSTRAINTS

### Land Cost

The cost of raw, developable land creates a direct impact on the cost for a new home and may be a development constraint. Higher land costs of raise the prices of a new home. Therefore, developers sometimes seek to obtain City approvals for the largest number of lots allowable on a parcel of land.

**Table A-41** shows vacant land for sale as of March 2007. Depending on the size and location of the parcel, the vacant single-family residential parcels located in Washoe County ranged from $1,000 to more than $300,000 per acre.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-41
### VACANT LAND “FOR SALE”

| Type | Lot Size | Location | Price | Price/Acre |
| :--- | :--- | :--- | :--- | :--- |
| Residential(GR) | 40 acres | Lemmon Valley | Not disclosed | n/a |
| Residential(GR) | 40 acres | Washoe Valley | Not disclosed | n/a |
| Residential | 5.01 acres | Palomino Valley | $200,000 | $39,920.16 |
| Residential | 2.81 acres | Palomino Valley | $175,500 | $62,455.52 |
| Residential | 1 acre | Virginia City Highlands | $85,000 | $85,000 |
| Residential (GR) | 40 acres | Lemmon Valley | $340,000 | $8,500 |
| Residential (GR) | 40 acres | Palomino Valley | $250,000 | $6,250 |
| Residential (A-1) | 160 acres | Casey Hot Springs | $160,000 | $1,000 |
| Residential(A-1) | 40 acres | Casey Hot Springs | $60,000 | $1,500 |
| Residential (RR5/SPA/PUD) | 40 acres | Palomino Valley | $750,000 | $18,750 |
| Residential (SFR) | .41 acres | Incline Village | $829,900 | |
| Residential (SFR) | .16 acres | Crystal Bay | $624,900 | |
| Residential | 1.58 acres | Verdi | $239,900 | $151,835.44 |
| Residential | 38.69 acres | Verdi | $2,800,000 | $72,370.12 |
| Residential | 1.16 acres | Washoe Valley | $385,000 | $331,896 |
| Residential | 120 acres | Gerlach | $98,000 | $816.67 |
| Residential | 3.58 acres | Sun Valley | $1,295,000 | $361,731.84 |

Source: Loopnet.com March 2007

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### Availability of Vacant Land

Vacant land in the unincorporated County is currently zoned for a variety of single- and multi-family densities. Most of the vacant land is zoned for low (2,350 units) and medium (3,095 units) density suburban development. There is also a large amount of general rural residential land that is meant for very low density or no development at all. Less land is zoned for more intense uses, but there is a fair capacity for smaller single-family homes on the HDU zoned sites, and some land for medium density multi-family developments on LDU sites. **Figure A-1** demonstrates the location of vacant land that is currently zoned appropriately for the development of affordable housing.

<!-- page 92 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

<<FIGURE>>

### Figure A-1
Washoe County
Opportunity Areas
PMC

<!-- page 93 -->
# APPENDIX A—HOUSING NEEDS ASSESSMENT

### Construction and Labor Costs

Many factors affect the cost of building a house, including the type of construction, materials, site conditions, finishing details, amenities, and structural configuration. An Internet source of construction cost data (**www.building-cost.net**), provided by the Craftsman Book Company estimates the per square foot cost of a single-story four-cornered home in the Reno area to be approximately $111 per square foot. This cost estimate is based on a 2,000 square foot house of good-quality construction that has a two-car garage and central air conditioning and heating. The total construction costs are estimated to be $197,371 for a home built outside of a subdivision and $182,218 for a home built as part of a subdivision. These estimates include materials and labor but not land costs.

If labor or material costs increased substantially, the cost of construction in Washoe County could rise to a level that impacts the price of new construction and rehabilitation. Therefore, increased construction costs have the potential to constrain new housing construction and rehabilitation of existing housing.

### Availability of Financing

The cost of borrowing money to finance the construction of housing or to purchase a house affects the amount of affordably priced housing in Washoe County. Fluctuating interest rates can eliminate many potential homebuyers from the housing market or render a housing project that could have been developed at lower interest rates infeasible. When interest rates decline, sales increase. The reverse has been true when interest rates increase. Over the past decade, there has been a dramatic growth in alternative mortgage products, including graduated mortgages and variable rate mortgages. These types of loans allow homeowners to take advantage of lower initial interest rates and to qualify for larger home loans.

Nevertheless, the fixed interest rate mortgage remains the preferred type of loan, especially during periods of low, stable interest rates. Most governmental programs that seek to increase homeownership among low- and moderate-income households rely on loan products that provide fixed interest rates below prevailing market rates, either for the principal loan or for a second loan that provides part of the down payment for home purchase. Many programs offer deferred second loans to facilitate homeownership. **Table A-42** shows interest rates for a 15- and 30-year fixed loan in the Washoe County area interest rates change on a daily basis.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### TABLE A-42
### INTEREST RATES FOR 15- AND 30- YEAR FIXED LOANS

| | 15-Year Loan | | 30-Year Fixed Loan | |
| :--- | :---: | :---: | :---: | :---: |
| | **Washoe County** | **National** | **Washoe County** | **National** |
| March 2007 | 5.31% | 5.75% | 5.56% | 6.13% |
| April 2007 | 5.38% | 5.27% | 5.63% | 5.7% |

*Based on a conforming loan (no more than $417,000). Rates are subject to change on a daily basis.*
*Source: mortgageloan.com and personalhomeloanmortgages.com, wellsfargo.com, March 2007*

# LONG-RANGE PLANNING

### Summary of Findings

There are thirteen different areas that make up the unincorporated part of Washoe County. Each area has its own character and a master plan to guide future development described below. Most of the areas are rural in character with some suburban areas as well. A few areas such as High Desert and Forest are extremely rural in character and are not expected to host much population growth in the future. Areas closest to the cities of Reno and Sparks such as the Southwest and Southeast Truckee Meadows, Spanish Springs, and Sun Valley are expected to grow steadily but maintain a low to medium density suburban character. The Tahoe area is a unique area with low to medium density urban and tourist commercial uses.

### Area Plans

The Washoe County Area Plans serve as Master Plans for communities throughout unincorporated Washoe County. The Area Plans use citizen input to establish a growth and development guide for the Washoe County Planning Commission and Board of Commissioners that is consistent with the desired community character.

### Cold Springs

The Cold Springs Valley is located northwest of the City of Reno at an elevation of approximately 4,928 feet. The area is predominantly residential and is transitioning from a rural into a more suburban community with locally owned commercial and industrial uses dispersed throughout the community. Earlier developments in the area were subdivisions varying from one acre to five acre lots that were and still are used for livestock purposes. Some large lot developments were platted but beginning in the 1970s the predominant developments were one-third acre lots. In recent years, a Planned Unit Development was approved that features a common open space, 2,028 residential lots, a school site, an athletic field, parks and a commercial town center. The overall density of the development is consistent

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

with the older parts of Cold Springs, but the residential lots are smaller and are laid out in a circular pattern around the common center instead of the traditional block or grid fashion of the older developments.

The community grew from 3,834 people in 2000 to 8,738 people in 2006 and the projected population in 2025 is 11,378. The growth in Cold Springs will be direct toward the Cold Springs Suburban Character Management Area (CSSCMA), which includes the commercial developments and residential developments greater than one unit per five acres. The rural lands outside of the CSSCMA are within the Cold Springs Rural Character Management Area (CSRCMA). This land will be preserved for large lot residential, open space, trails and other rural land uses. The plan calls for the preservation and/or enhancement of existing affordable housing stock, which includes a mobile home park.

### High Desert

The High Desert Area Plan is intended to help guide growth and development while protecting the unique natural resources of the area. The High Desert Area Plan focuses on these natural resources in conservations, land use and transportation and a Public Services and Facilities section. Located in the northern two-thirds of the County, the High Desert Planning area is extremely rural in character with some residential development focused around the two unincorporated communities of Gerlach and Empire. The 1990 population of the area was 700 people with an estimated 450 located within Gerlach and Empire. The projected area population for 2015 is 900 people. Currently the two towns can accommodate approximately 630 people with approximately 105 acres devoted to residential uses.

Residential development is concentrated in Gerlach and Empire. Development in Gerlach is high density suburban land uses in the center and medium density suburban uses on the periphery. Presently, the development in Empire is a mix of High and Medium Density Suburban residential. The plan states that future land uses should be more of a medium density suburban character with some high density suburban and low density urban exceptions. Due to a Countywide policy that calls for growth to occur where resources are available and especially around existing urban areas, no significant growth is planned to occur. In addition, the plan calls for promoting affordable housing through a variety of housing options including mobile and modular homes. The residents have expressed a desire to keep allowing individual parcels to be rented to mobile home owners instead of requiring all mobile homes to locate within mobile home parks. Mobile homes and manufactured homes may be placed on any General Rural Regulatory Zone parcel. Properties on which mobile homes and manufactured homes are placed are required to have at least two off street parking spaces which do not have to be located in an enclosed garage or carport.

### South Valleys

The South Valleys area is located in the southern portion of Washoe County and contains 82 square miles of land. The communities of Steamboat, Pleasant Valley and East Valley are located here. The area had an estimated population of 6,010 in 2003 and is projected to grow to 9,766 by 2025. Current

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

adopted residential uses will allow growth up to 11,772. The residential development character of the area is mostly low density suburban (one dwelling unit per one or more acres). Medium Density Rural residential (one dwelling unit per five or more acres) and High Density Rural residential (one dwelling unit per 2.5 or more acres) development is appropriate in some areas. Since the area is characterized by steep slopes, potential wetlands and floodplains that may impact development, cluster developments that preserve sensitive lands are encouraged. Both mobile homes and manufactured homes are required to have at least two off street parking spaces. Residential structures are limited to two stories.

### Southwest Truckee Meadows

Approximately 47 square miles in size, the Southwest Truckee Meadows planning area is located in the southern portion of Washoe County. The estimated population in 1996 was 7,640 and the projected 2015 population in 10,900. With its location close to the City of Reno this area has great potential for growth. With the adopted land use plan, 11,500 acres are zoned for residential uses, which will accommodate approximately 26,100 persons. Despite increasing growth pressures from the City [of Reno], the area seeks to preserve its rural residential character and scenic terrain as much as possible.

### Sun Valley

The Sun Valley planning area is located in the valley between Reno and Sparks and has a suburban character with increasing growth potential. The current and desired future land uses are suburban in nature with a mix of residential densities mostly at three dwelling units per acre. Higher density and mixed-use developments will be guided to certain parts of the valley. In order to preserve the community character, non-residential uses are allowed only on a scale appropriate to serve the community but not the entire region. The designated growth area will be the Suburban Character Management Area (SCMA), which is most of the community and at least one dwelling unit per acre. Some of the core area will be designated the Downtown Character Management Area (DCMA) where a mix of multi-family residential, office and commercial and tourist commercial land uses are encouraged. Both mobile homes and manufactured homes are required to have at least two off street parking spaces which do not have to be located in an enclosed garage or carport.

### Truckee Canyon

The Truckee Canyon planning area is located between Vista and Wadsworth and has a total of approximately 1,048 square miles, 750 of which belong to the Pyramid Lake Reservation. The 1998 population estimate was 2,000 people and is projected to be 5,007 in 2020. Most residential uses in the area are in Wadsworth. Much of Wadsworth is on the Reservation but approximately 1,047 acres are private land are available for development The plan calls for future building to occur at three dwelling units per acre around existing developments, which are mostly single-family units on small lots. There are also two mobile home parks in the planning area and minimal commercial and public facilities along old Highway 40. Other existing developments in the Lockwood area have been removed after the land was purchased by FEMA for a flood control project. Some areas along the Truckee River are designated with a medium density (minimum five units per acre) but the County comprehensive plan discourages

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

developments where appropriate resources are not available and encourages growth to be concentrated in urban areas to preserve rural land. Development agreements are required for developments that cause residents to contribute more than 80 peak hour highway trips or those that must connect to a community water system or wastewater treatment plan.

### Warm Springs

Also referred to as the Palomino Valley, Warm Springs is located in the northern part of Washoe County 20 miles north of Sparks. The population in 1998 was only 890 and is expected to grow to 1,700 by 2020. The water resources of the area could support more than 7,000 people. Currently the residential land uses are single family homes on large lots of 40 acres or more. To preserve the general rural character of development, the Area Plan allows the large lots but also make provisions for lots smaller than 40 acres. Additionally, the Truckee Meadows Regional Plan places a suburban Specific Plan within the area that will have an average density of 2.5 units per acre. Even as somewhat denser development occurs, the Area Plan calls for units to be single-family units and encourages cluster developments whenever possible to conserve open spaces. Each single family dwelling must have at least one garage and one attached or detached accessory building and no more than four operable and registered commercial motorized vehicles parked on the lot. Industrial uses are prohibited.

### Forest

The Forest planning area encompasses 130 miles southwest of Reno. The area’s population grew at a rate of 5.4 percent in the early 1990s, but is projected to slow to a rate of 1.8 percent between 1997 and 2020 when the expected population will be 3,800. Development in the area will be low density (one unit per acre) and will remain concentrated in the areas where current residential uses are located. Cluster developments to conserve open spaces are also encouraged in this area plan.

### North Valleys

The North Valleys planning area hosts a variety of land uses and development densities. There are a number of distinguishable communities located in the North Valleys; some more rural and others very suburban in character. North Valleys communities have design standards to preserve its character. The standards include wood or stone exterior, earth tone exteriors, fire resistant roofs, and a maximum height of two stories. The first community is Lemmon Valley, a mostly residential community has limited growth possibilities due to lack of water resources. Its character is defined by its outdoor recreation activities and its mostly low density residential developments. Golden Valley is similar to Lemmon Valley in character but possibly more rural. Low density residential uses with minimal curbs, gutters and sidewalk define the landscape. Furthermore, commercial developments are not considered appropriate. The Silver Knolls community is also a rural residential community but in a slightly more rugged terrain than its neighbors. Located at the base of the Granite Hills range and bordered by the Reno-Stead airport, this community is isolated from neighboring communities. Perhaps the most rural communities are those toward the northern part of the planning area. Antelope Valley, Red Rock, Rancho Haven, Bedell Flats and Sierra Ranchos are very rural large lot (10 acres or more) residential

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communities. Most of this land is bordered by federally owned land managed by the Bureau of Land Management. The proximity to public land and the large lot development makes these communities ideal for livestock agriculturally-based uses and businesses.

More suburban areas are Horizon Hills, Black Springs and Anderson Acres. These communities’ land uses are described in the Reno-Stead Corridor Joint Plan, which is a component of the North Valley Area Plan but functions as a separate master plan for the communities contained in the plan. The land uses in the area are General Rural and Low Density Suburban. Cold Springs is another suburban community in the North Valleys, but its growth and the growth of the City of Reno have prompted the separate Cold Springs Plan referenced above. The Reno-Stead incorporated area is a community that has a variety of residential densities and industrial and commercial areas including the Reno-Stead airport, which offers many employment opportunities for residents in the area.

### Southeast Truckee Meadows

The Southeast Truckee Meadows plan area borders the southeast edge of the City of Reno. In 2003, the population was estimated to be 7,312 and is expected to reach 10,006 by 2025. As a suburban area near the City continued growth should stay suburban in character. Established communities that form the core of residential development in the area are Hidden Valley and the Virginia Foothills communities. Development in these areas is Medium Density Suburban with most homes on half acre lots with some varying densities scattered throughout the area. The plan calls for future development to remain at a medium density with lot sizes no less than one-third acre. All properties zoned Medium Density Suburban (MDS) have additional regulations. Instead of a maximum density of three units per acre, only two units per acre are allowed in the MDS zone in the Southeast Truckee Meadows. The minimum lot area is 14,375 square feet instead of 12,000 square feet with some exceptions. Duplexes, multi-family units, attached single-family homes and manufactured home parks are prohibited here In addition, commercial development should be place in or adjacent to the two established commercial nodes on Geiger Grade.

### Spanish Springs

Spanish Springs is a growing suburban community just north of suburban Sparks. The community has grown from a rural agricultural and mining community to a more suburban place with a mix of residential, commercial and industrial uses. There is a suburban core along Pyramid Highway and the uses transition to less dense outside of this core. The core features many non-residential uses of up to 3 dwelling units per acre and the transition area features mostly residential uses of between one and five acre parcels. These two areas are called the Suburban Character Management Area (SCMA). The SCMA will be the focal point for most development in the Spanish Springs area. All future commercial uses will only be allowed in the SCMA on a scale meant to serve the immediate community, not the region and will be required to conform to design standards that reflect the scenic, rural character of the valley. In addition, all residential uses with more than 1 unit per 10 acres will be allowed within the SCMA. The outlying area will retain its low density rural character.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### Tahoe

The Tahoe planning area is located southwest of the City of Reno and extends to the California-Nevada state border. The total land area is 31 square miles plus 21 square miles of the lake. The 2000 population was just under 10,000 residents and is expected to reach approximately 11,300 by 2020. The Tahoe area is a unique part of unincorporated Washoe County because it does not have a rural character. Rather than starting as a rural community and growing into a suburban community, Incline Village was planned as a more dense suburban community with strict environmental controls guiding development. The core of the village features high density multi-family, public services and commercial uses. Existing residential uses are suggested to be developed as infill at medium to high suburban densities. The plan calls for future residential development should continue at low and medium density urban residential.

### Verdi

Located in western Washoe County on the California-Nevada border, the Verdi planning area is bound by Peavine Mountain Peak to the north and includes the unincorporated community of Verdi and residential clusters near Mogul. The planning area encompasses a total of 45 square miles and has 2,266 acres designated for residential use, which should accommodate up to 7,605 residents. The estimate for the area’s 2007 population was 5,300. While some medium density uses have occurred in the area, the general desire is to keep development at a low density. Cluster developments are encouraged throughout the area to preserve the existing natural features. Most of the residential development in the planning area is located in Verdi Township and Mogul. There are developments that feature low density urban and medium density suburban densities in Old Verdi and Mogul. Future developments of this kind and commercial uses will be discouraged in an effort to preserve that open spaces and natural features in the area. There are many low density suburban subdivisions and future development will be consistent with these developments. Commercial development is encouraged in the Donner Trail Inn area and “buffer” residential uses are desirable between this commercial area and the lower density subdivisions.

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# APPENDIX A–HOUSING NEEDS ASSESSMENT

## HOUSING PROGRAMS

### SUMMARY OF FINDINGS

The County receives funding for housing programs through the federal HOME Investment Partnership program. The funding is allocated through a County-wide consortium. Each jurisdiction determines its own funding priority for a particular year and is able to select projects proposed by developers. Priorities are guided by the Consolidated Plan that serves as a needs assessment. Recent priorities have been for senior housing, home ownership and rehabilitation programs. The current priority for Washoe County is infill housing. The ability of each jurisdiction to set priorities enables jurisdictions to stray from the needs demonstrated in the Consolidated Plan in favor of projects already proposed by developers. Regional funding priorities that are in agreement with the housing needs demonstrated in the Consolidated Plan may focus affordable housing funding in a more efficient and effective manner.

The Reno Housing Authority (RHA) owns many units that are rented to extremely-low- and very-low-income people. Most of RHA’s units were occupied in February 2007 and 829 families were on the waiting list. RHA also administers Housing Choice Vouchers (Section 8). More than 2,300 vouchers are currently in use and more than 1,600 families are on that waiting list. There are many other subsidized, and/or deed restricted rental units in the city that are not owned or managed by RHA. Most of these units have long waiting lists as well. The city will work to develop programs that create a regulatory and financing environment that spurs the development of more affordable housing.

### FEDERAL FUNDING

Residents of unincorporated Washoe County can receive housing assistance from a variety of sources. Federal money such as HOME funds is allocated by the Washoe County HOME Consortium (WCHC) a partnership with the City of Reno and City of Sparks. As a part of the Washoe County HOME Consortium, Washoe County receives HOME funding and priorities for how to use these funds.

Each jurisdiction sets its funding priorities each year. Developers then compete for funding. If money is left, it goes into a regional pot that is distributed through a technical review committee. In the past, senior housing, home ownership, and single- and multi- family rehabilitation programs were priorities. The current funding priority is for infill projects. The priorities set by each jurisdiction come from the Washoe County HOME Consortium Consolidated Plan. The Consolidated Plan serves as a tool to monitor the housing needs of the area and adjust funding priorities accordingly.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### Assisted Housing

#### Public Housing

The Reno Housing Authority (RHA) offers assisted housing services to low-income residents throughout Washoe County. As of February 2007, RHA owned and managed approximately 764 units of Public Housing (475 family units) in seven locations throughout the City of Reno and one in the City of Sparks. These units tend to have low vacancy rates. In February of 2007, only four public housing units were vacant. At that time, there were approximately 829 applicants on the waiting list.

RHA also administers the Section 8 Housing Choice Voucher program, which was serving approximately 2,382 households in the County as of February 2007. At that time, approximately 1,665 households were on the waiting list. This number is actually lower than it would be at other points in the year because during the first three months of 2007 the waiting list was closed in order to give the RHA staff time to focus on processing applicants in hopes that they can give more applicants a chance to receive housing assistance. This process usually occurs about once a year.

In the past, the RHA managed three Section 8 project-based developments but is currently in the process of turning these housing projects over to the Project-Based Contract Administration (PBCA). The RHA was awarded a contract by the U.S. Department of Housing and Urban Development (HUD) to take over management of all Section 8 project-based developments in Nevada. The PBCA is a non-profit created by RHA to manage the developments that were formerly managed by HUD.

RHA also administers the Section 8 Moderate Rehabilitation Program (“Mod Rehab”) with approximately 22 units. The mod rehab assistance was created to help improve blighted rental housing. Unlike the voucher program, the assistance is tied to the unit and thus does not offer the flexibility of the voucher. RHA’s contracts with the owners of mod rehab units began to expire in 1997. Some were renewed on a year-to-year basis. However many owners are opting out of the program and tenants are receiving vouchers instead. The mod rehab units left in Reno are also Single Room Occupancy (SRO) units for homeless adults.

#### Self Sufficiency Programs

While RHA’s focus in the community is on housing, it also works to help its residents obtain job training, credit counseling, and child care and transportation assistance. The Resident Opportunity and Self-Sufficiency Grant (ROSS) and the Family Self-Sufficiency Program (FSS) are examples of how RHA helps its residents in this way. The ROSS program enables RHA staff to help residents receive job or vocational training, financial management and credit counseling, guidance with child care and transportation needs, and job search assistance. The FSS program gives residents a chance to build savings with an escrow account that can be used to buy a home. Additional home financing opportunities are available to RHA residents through the Washoe County HOME Consortium and the Individual Development and Empowerment Account (IDEA) program from Charles Schwab Bank.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

### Subsidized Housing

The Nevada Revised Statutes require an inventory of affordable housing in the community. Rental assistance is available to low-income residents by way of the Federal Housing Choice Voucher (formerly known as Section 8) rental assistance program, public housing and other subsidized housing projects. RHA administers the Housing Choice Voucher program for all of Washoe County. In total, there are 8,730 assisted rental housing units that are not tied to the Reno Housing Authority, most of which are located within incorporated parts of the County. Only one is located in the unincorporated County, Boulder Creek Apartments in Sun Valley. Boulder Creek Apartments offer 250 units for low-income families.

### Nevada Rural Housing Authority

Unincorporated Washoe County residents are eligible for the mortgage loan and down payment assistance grant program through the Nevada Rural Housing Authority. The Nevada Rural Housing Authority was created to service the 15 rural counties and rural portions of Nevada’s urban counties such as Washoe County. The program is geared toward first-time homebuyers who intend to live in the home they are seeking to purchase. It offers a below-market interest rate of 5.95 percent and a 4 percent down payment assistance grant. The loans are either FHA-insured, VA-Guaranteed, Fannie Mae Eligible Conventional or Rural Housing Service (RHA) 30 year fixed-rate mortgages. Participants must meet program income qualifications and FHA, VA, Conventional or RHA underwriting requirements that show creditworthiness.

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

## REGIONAL EFFORTS

### SUMMARY OF FINDINGS

There are other programs that help reduce the cost burdens of lower income households. Some examples of those kinds of programs are listed below. In addition, some programs are offered in the region that are not open to all Washoe County residents but may be good examples of new programs to be considered. The County will consider programs that reduce the cost burdens of its residents, which may include adopting programs similar to those in surrounding areas.

### Residential Sound Insulation Program

The Residential Sound Insulation Program has served residents of Washoe County since 1993. Each year the Federal Aviation Administration (FAA) gives a grant to the Reno-Tahoe Airport Authority that is used to improve the insulation in homes affected by airport noise. Between four and five million dollars is allocated each year and the Reno-Tahoe Airport Authority contributes 6.25 percent of the annual allocation.

The number of homes insulated each year depends on the amount of grant funding received. Assistance is available for homes that are either owner-occupied or renter-occupied. They must also be located within the project areas defined by a Federal Aviation Regulations (FAR) Part 150 study conducted by the Airport Authority in 2000 and subsequently approved by the FAA in 2004. Each house is evaluated and measured to assess its insulation needs. Some of the qualifying improvements are: triple pane windows, solid core external doors, additional attic insulation, chimney dampers, range hoods and dryer vents.

### Lockwood Community Corporation

There are affordable housing options located just outside of Washoe County that represent practical models for providing affordable housing to low-income residents. The two models are limited-equity cooperatives and community land trust (CLTs), which are becoming more widespread across the country. Cooperatives are often found in urban area multi-family complexes and CLTs are often used for single-family homeownership. Nonetheless, the concept can be modified to fit the housing needs of any location.

Located in Storey County, the Lockwood Community Corporation uses features of both models. It operates much like a limited-equity cooperative where the buyer buys a “share” in a corporation that owns the land and is responsible for land taxes and fees. The buyer pays an initial membership fee of $1600 (for their “share”) and a monthly assessment fee of $95 (similar to homeowner association fees). It also operates like a community land trust in that it offers a 99 year land lease to the owner of a mobile

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# APPENDIX A—HOUSING NEEDS ASSESSMENT

home that is renewable. Thus, the cost of land is separated from the dwelling unit making it more affordable. When applied to a mobile home park, the model also decreases the monthly land rent costs typical of other market rate mobile home parks.

Lockwood Community Corporation serves low-income households that make up to 80 percent of the area median income. Potential residents are put on a waiting list and must pass a qualification process. There are 93 lots in the cooperative and there is currently between 30 and 40 families on the waiting list.

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# APPENDIX B OPPORTUNITY AREAS

**Appendix B** contains maps of the areas referenced in **Figure A-1** in the Housing Needs Assessment. **Figures B-1** through **B-3** illustrate affordable housing opportunity areas in Washoe County with closer detail than the larger scale map in **Figure A-1**. The zoning classification for each site is indicated to signify each sites capacity for development.

<<FIGURE>>

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# APPENDIX B OPPORTUNITY AREAS

<<FIGURE>>

### Figure B-2
### Opportunity Areas
### PMC

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<<FIGURE>>

**Figure B-3**
**Opportunity Areas**
PMC

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(blank page)

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# APPENDIX C
Glossary of Terms
The following definitions are commonly used terms in a Housing Element:

**Above Moderate-Income:** Above moderate-income households are defined as households with incomes over 120 percent of the county median.

**Affordability:** Annual cost of housing includes mortgage, principle and interest payments as amortized over 25 years with a 25 percent down payment or gross rent that does not exceed 30 percent of gross annual household income or 30 percent of gross annual income devoted to rental housing, including utilities are defined as "affordable."

**Affordability Covenant:** A property title agreement that places resale or rental restrictions on a housing unit; also known as a deed restriction.

**Affordable Housing:** "Affordable housing" means housing for families of low or moderate income that is eligible for tax-exempt financing under section 142 of the Internal Revenue Code of 1986, in effect on July 1, 1993, future amendments to that section and the corresponding provisions of future internal revenue laws. The generally accepted definition of affordability is for a household to pay no more than 30 percent of its regular income on housing. Household that pay more are considered cost burdened. Affordable housing is considered to be moderately priced housing that households earning 60-120 percent of median income can purchase. It is also public housing or Section 8 Housing Choice Vouchers for low-income people earning below 50 percent of the median income.

**American Dream Down payment Initiative (ADDI):** As part of the HOME Investment Partnership grant program, ADDI helps lower income and minority households who are first time homebuyers with down payments and closing costs. The money may also be used for certain rehabilitation needs within one year of the home purchase.

**Assisted Housing:** Assisted housing refers to a unit that rents or sells for less than the prevailing market rate due to governmental monetary intervention or contribution. The terms "assisted" and "subsidized" are often used interchangeably.

**Attainable Housing:** A term often used instead of or interchangeably with "workforce" housing. It refers to the idea that housing should be accessible to all income groups. Attainable housing as a policy measure seeks to create housing accessibility for a variety of income levels. It can be multifamily or single family for families with incomes between 80 percent and 120 percent of median income.

**At-Risk Housing:** Applies to existing subsidized affordable rental housing units, especially federally subsidized developments, that are threatened with conversion to market rents because of termination of use restrictions, due to expiration or non-renewal of subsidy arrangements.

**Below Market Rate (BMR) Unit:** A BMR unit is a housing unit that sells or rents for less than the going market rate. It is typically used in reference to housing units that are directly or indirectly subsidized or have other restrictions in order to make them affordable to very low, low or moderate-income households.

**Bureau of Business and Economic Research (BBER):** BBER performs applied research projects for business, non-profit agencies and government entities. They may be original studies, where the Bureau gathers and analyzes new data or secondary studies, where they search for existing studies and data.

**Chronically Homeless:** A chronically homeless person is defined as an unaccompanied homeless individual with a disabling condition who has either been continuously homeless for a year or more or has had at least four episodes of homelessness in the past three years.

**Community Development Block Grant (CDBG):** The state CDBG program was established by the Federal Housing and Community Development Act of 1974, as amended (42 USC 5301, et seq.). The primary federal objective of the CDBG program is the development of viable urban communities by providing decent housing and a suitable living environment and by expanding economic opportunities, principally for persons of low and moderate income. "Persons of low and moderate income" or the "targeted income group" (TIG) are defined as families, households, and individuals whose incomes do not exceed 80 percent of the county median income, with adjustments for family or household size.

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**Community Development Corporation (CDC):** A nonprofit corporation whose activities and decisions are initiated, managed, and controlled by its constituencies, and whose primary mission is to develop and improve low-income communities and neighborhoods through economic and related development. Community development corporations were enabled by Title VII Special Impact of the Economic Opportunity Act of 1964.

**Community Housing Development Organization (CHDO):** A nonprofit with demonstrated capacity to successfully carry out the development and management of affordable housing that maintains significant accountability to the low-income residents of their communities.

**Condominium:** A building or group of buildings in which units are owned individually, but the structure, common areas and facilities are owned by all owners on a proportional, undivided basis.

**Continuum of Care (CoC or COC):** An approach that helps communities plan for and provide a full range of emergency, transitional, and permanent housing and service resources to address the various needs of homeless persons at the point in time that they need them. The approach is based on the understanding that homelessness is not caused merely a lack of shelter, but involves a variety of underlying, unmet needs – physical, economic and social. Designed to encourage localities to develop a coordinated and comprehensive long-term approach to homelessness, the Continuum of Care consolidates the planning, application, and reporting documents for the U.S. Department of Housing and Urban Development's Shelter Plus Care, Section 8 Moderate Rehabilitation Single-Room Occupancy Dwellings (SRO) Program, and Supportive Housing Program. (U.S. House Bill 2163)

**Cooperative (Co-op):** Residents purchase stock in a cooperative corporation that owns a structure; each stockholder is then entitled to live in a specific unit of the structure and is responsible for paying a portion of the loan.

**Cost Burden:** A household has a "housing cost burden" if it spends 30 percent or more of its income on housing costs. A household has a "severe housing cost burden" if it spends 50 percent or more of its income on housing. Owner housing costs consist of payments for mortgages, deeds of trust, contracts to purchase, or similar debts on the property; real estate taxes; fire, hazard, and flood insurance on the property; utilities; and fuels. Where applicable, owner costs also include monthly condominium fees. Renter calculations use gross rent, which is the contract rent plus the estimated average monthly cost of utilities (electricity, gas, water and sewer) and fuels (oil, coal, kerosene, wood, etc.) if these are paid by the renter (or paid for the renter by someone else). Household income is the total pre-tax income of the householder and all other individuals at least 15 years old in the household. In all estimates of housing cost burdens, owners and renters for whom housing cost-to-income was not computed are excluded from the calculations.

**Decennial Census:** Every ten years, the Census Bureau conducts a national household survey, producing the richest source of nationally-available small-area data. Article I of the Constitution requires that a census be taken every ten years for the purpose of reapportioning the U.S. House of Representatives. The federal government uses decennial census data for apportioning congressional seats, for identifying distressed areas, and for many other activities. Census data are collected using two survey forms: the short form and the long form. Short form information is collected on every person and includes basic characteristics, such as age, sex, and race. The long form is sent to one out of every six households and collects more detailed information, such as income, housing characteristics, and employment. Most of the indicators in DataPlace are from the long form, and are thus estimates based on the sample of households. These values may differ considerably from the same indicators based on the short form data, particularly for small areas.

**Density:** This refers to the number of housing units on a unit of land (e.g. ten units per acre).

**Density Bonus Programs:** Allows density increase over the zoned maximum density of a proposed residential development, if the developer makes a specified amount of units affordable to lower income households.

**Disability:** A long-lasting physical, mental, or emotional condition. This condition can make it difficult for a person to do activities such as walking, climbing stairs, dressing, bathing, learning, or remembering. This

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condition can also impede a person from being able to go outside the home alone or to work at a job or business.

**Downpayment Assistance:** The most popular loans for these programs are with the Federal Housing Administration (FHA). FHA allows 100 percent gift funds for your down payment and some allowable closing costs. The gift can be from any relative or can be collected through charitable organizations like Neighborhood Gold/The Buyer Fund. Another popular tactic, which can be used in a broader range of loan programs, is to borrow from a 401K. A withdrawal can be made without a penalty and pay it back over a specified period.

**Department of Business and Industry:** Its main objective is to encourage and promote growth, development, and legal operation of business within the State of Nevada. The Department's activities also include: Regulation of business and industrial enterprises; Promotion of worker safety, protection, and rights; Administration of bond programs to encourage growth and development of business within the state; Educating and informing the public and business and industry of their legal rights and responsibilities.

**Development Impact Fees:** A fee or charge imposed on developers to pay for a jurisdiction's costs of providing services to new development.

**Development Right:** The right granted to a land owner or other authorized party to improve a property. Such right is usually expressed in terms of a use and intensity allowed under existing zoning regulation.

**Elderly Units:** Specific units in a development are restricted to residents over a certain age (as young as 55 years and over). Persons with disabilities may share certain developments with the elderly.

**Element:** A division or chapter of the General Plan, Master Plan or Comprehensive Plan.

**Emergency Shelter:** A facility designed to provide free, temporary housing on a night-by-night basis to homeless families and individuals.

**Emergency Shelter Grants (ESG):** A grant program administered by the U.S. Department of Housing and Urban Development (HUD) provided on a formula basis to large entitlement jurisdictions.

**Employee Assisted Housing (EAH):** EAH is a general term to describe any number of ways an employer invests in workforce housing solutions, such as providing homebuyer education, down payment assistance and loan guarantee programs.

**Entitlement City:** A city, which based on its population, is entitled to receive funding directly from HUD. Examples of entitlement programs include CDBG, HOME and ESG.

**Extremely Low-Income Limit:** The upper limit for the extremely low-income category, set at 30 percent of the HUD area median family income. This is not an official program eligibility income limit, except when associated with a specific family size (e.g., "single person," "family of two," "family of three," etc.).

**Fair Housing Act:** A law that prohibits discrimination in all facets of the home buying process on the basis of race, color, national origin, religion, sex, familial status, or disability.

**Fair Market Rent (FMR):** Fair Market Rents (FMRs) are freely set rental rates defined by HUD as the median gross rents charged for available standard units in a county or Standard Metropolitan Statistical Area (SMSA). Fair Market Rents are used for the Section 8 Housing Choice Voucher Program and other HUD programs and are published annually by HUD. Fair Market Rents are determined by number of bedrooms and for Reno/Sparks MSA in 2006 are: Efficiency - $596, One bedroom - $712, Two Bedroom - $880, Three Bedroom - $1,279, Four Bedroom - $1,545.

**Farm Labor Housing (Farm Worker):** Units for migrant farm workers that can be available for transitional housing for the homeless when not occupied by migrant farm workers.

**Family Households:** A family household is one in which the householder lives with one or more individuals related to him or her by birth, marriage, or adoption.

**Family Income:** In decennial census data, family income includes the incomes of all household members 15 years old and over related to the householder. Although the family income statistics from each census cover the preceding calendar year, the characteristics of individuals and the composition of families refer to

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the time of enumeration (April 1 of the respective census years). Thus, the income of the family does not include amounts received by individuals who were members of the family during all or part of the calendar year prior to the census if these individuals no longer resided with the family at the time of census enumeration. Similarly, income amounts reported by individuals who did not reside with the family during the calendar year prior to the census but who were members of the family at the time of enumeration are included. However, the composition of most families was the same during the preceding calendar year as at the time of enumeration.

**Fannie Mae:** Established in 1938 by the Federal government and becoming a private company in 1968, Fannie Mae operates under a congressional charter that directs it to channel their efforts into increasing the availability and affordability of homeownership for low-, moderate-, and middle-income Americans. Yet Fannie Mae receives no government funding or backing, and they are one of the nation's largest taxpayers. They do not lend money directly to homebuyers. Instead, they work with lenders to make sure they don't run out of mortgage funds, so more people can achieve their goal of homeownership.

**FHA-Insured:** The Federal Housing Administration insured mortgages so that lower- and moderate-income people can obtain financing for homeownership.

**First-time Homebuyer Program:** A first-time homebuyer program provides low-income first time homebuyers down-payment assistance in the form of a second mortgage loan to serve as "gap financing."

**Gentrification:** When a neighborhood experiences shift in demographic composition to more affluent residents and physical rehabilitation and revitalization occurs.

**Green Building or Green Design:** The practice of increasing the efficiency with which buildings and their sites use and harvest energy, water, and materials; and reducing building impacts on human health and the environment through better siting, design, construction, operation and maintenance. (www.wikipedia.org)

**Groups Quarters:** A facility which houses groups of unrelated persons not living in households such as dormitories, institutions and prisons.

**Habitable (room):** A habitable room is a space in a structure for living, sleeping, eating or cooking. Bathrooms, toilet compartments, closets, storage or utility space, and similar areas, are not considered habitable space.

**Habitat for Humanity:** Habitat for Humanity is a nonprofit, ecumenical Christian housing ministry that seeks to eliminate poverty housing and homelessness from the world, and to make decent shelter a matter of conscience and action. Through volunteer labor and donations of money and materials, Habitat builds and rehabilitates simple, decent houses with the help of the homeowner (partner) families. Habitat houses are sold to partner families at no profit, financed with affordable, no-interest loans. The homeowners' monthly mortgage payments are used to build still more Habitat houses.

**Handicap Accessible Units:** Indicates certain units or all units in the property are wheelchair accessible or can be made wheelchair accessible. Accessible units also may include those that are accessible to people with sensory impairments or can be made accessible for people with sensory impairments.

**Home Investment Partnership Program (HOME):** HOME provides formula grants to States and localities that communities use—often in partnership with local nonprofit groups—to fund a wide range of activities that build, buy, and/or rehabilitate affordable housing for rent or homeownership or provide direct rental assistance to low-income people.

**Homeless Person:** An individual living outside or in a building not meant for human habitation, or which they have no legal right to occupy, in an emergency shelter, or in a temporary housing program which may include a transitional and supportive housing program if habitation time limits exist. This definition includes substance abusers, mentally ill people, and sex offenders who are homeless. (U.S. House Bill 2163)

**Housing Authority:** An organization established under state law to provide housing for low- and moderate-income persons. Commissioners are appointed by the local governing body of the jurisdiction in which they operate. Many housing authorities own their own housing or operate public housing funded by HUD.

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**Housing Choice Voucher Program:** Housing Choice Voucher Program (formerly known as Section 8) is a subsidy program funded by the federal government and overseen by the Reno Housing Authority to provide low rents and/or housing payment contributions for very low and low-income households.

**Housing Problems:** Households with housing problems include those that lack complete plumbing or kitchen facilities, are overcrowded (i.e., with more than one person per room), and/or pay more than 30 percent of gross income for total housing expenses.

**HUD:** The United States Department of Housing and Urban Development is cabinet level department of the federal government that oversees program and funding for affordable housing laws, development, and federally funded financial assistance.

**HUD Area Median Family Income:** HUD is required by law to set income limits that determine the eligibility of applicants for HUD’s assisted housing programs. Income limits are calculated annually for metropolitan areas and non-metropolitan counties in the United States. They are based on HUD estimates of median family income, with adjustments for family size. Adjustments are also made for areas that have unusually high or low income to housing cost relationships.

**Incentive Zoning:** Provides for give and take compromise on zoning restrictions. Incentive zoning allows a developer to exceed a zoning ordinance’s limitations if the developer agrees to fulfill conditions specified in the ordinance. The developer may be allowed to exceed height limits by a specified amount in exchange for providing open spaces or plazas adjacent to the building, or providing units designated for persons with low income.

**Inclusionary Housing:** Requirement (or encouragement of) developers to ensure that a certain percentage of a new residential housing project will be priced affordably.

**Income Categories:** The federal and state governments require that local jurisdictions consider the housing needs of households in various "income categories." Income categories are determined by the median household income at the local level.

**Large Family or Household:** A household or family with five or more members.

**Low-Income Group:** The U.S. Department of Housing and Urban Development defines low-income households as those with incomes between 50 percent and 80 percent of the area median household income. The Nevada Revised Statutes limits the definition to families whose income do not exceed 80 percent of area median income (it does not provide for a “very-low income” category described below).

**Low-Income Housing:** Housing that is made available at prices lower than market rates. These lower prices are achieved through various financial mechanisms employed by state and local government authorities.

**Low-Income Housing Tax Credit (LIHTC):** The LIHTC Program is an indirect federal subsidy used to finance the development of affordable rental housing for low-income households. The LIHTC Program may seem complicated, but many local housing and community development agencies are effectively using these tax credits to increase the supply of affordable housing in their communities. This topic is designed to provide a basic introduction to the LIHTC Program.

**Market Rate Housing:** Housing that is not built or maintained with the help of government subsidy. The prices of market rate homes are determined by the market and are subject to the laws of supply and demand.

**Manufactured Home:** Housing that is constructed of manufactured components, assembled partly at the site rather than totally at the site. Also referred to as modular housing

**McKinney-Vento Act:** The primary federal response targeted to assisting homeless individuals and families. The scope of the Act includes: outreach, emergency food and shelter, transitional and permanent housing, primary health care services, mental health, alcohol and drug abuse treatment, education, job training, and child care. There are nine titles under the McKinney-Vento Act that are administered by several different federal agencies, including the U.S. Department of Housing and Urban Development (HUD). McKinney-Vento Act Programs administered by HUD include: Emergency Shelter Grant Program Supportive Housing Program, Section 8 Moderate Rehabilitation for Single-Room Occupancy Dwellings,

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Supplemental Assistance to Facilities to Assist the Homeless, and Single Family Property Disposition Initiative. (U.S. House Bill 2163)

**Median-Income:** Each year, the federal government calculates the median income for communities across the country to use as guidelines for federal housing programs. Area median incomes are set according family size.

**Mental Illness:** A serious and persistent mental or emotional impairment that significantly limits a person’s ability to live independently.

**Mixed-use:** This refers to different types of development (e.g. residential, retail, office, etc.) occurring on the same lot or in close proximity to each other. City and county’s sometimes allows mixed-use in commercial zones, with housing typically located above primary commercial uses on the premises.

**Mobile Home:** A type of manufactured housing. A structure movable in one or more sections, which is at least 8 feet in width and 32 feet in length, is built on a permanent chassis and designed to be used as a dwelling unit when connected to the required utilities, either with or without a permanent foundation.

**Moderate-Income:** The U.S. Department of Housing and Urban Development defines moderate-income households as those with incomes between 80 percent and 120 percent of the county median. In Nevada, this income group is also known as the “workforce” or “attainable” group.

**Mortgage Credit Certificate Program (MCCs):** The MCC is a Federal Income Tax Credit Program. An MCC increases the loan amount you qualify for and it increases an applicant’s take-home pay. The MCC entitles applicants to take a federal income tax credit of twenty percent (20 percent) of the annual interest they pay on their home mortgage. Because the MCC reduces an applicant’s federal income taxes and increases their net earnings, it helps homebuyers qualify for a first home mortgage. The MCC is registered with the IRS, and it continues to decrease federal income taxes each year for as long as an applicant lives in the home.

**Mortgage Revenue Bond:** A state, county or city program providing financing for the development of housing through the sale of tax-exempt bonds.

**Multi-family Dwelling:** A structure containing two or more dwelling units for the use of individual households; an apartment or condominium building is an example of this dwelling unit type.

**Nevada Housing Division:** The Nevada Housing Division was created by the Nevada Legislature in 1975 when it was recognized that a shortage of safe, decent, and sanitary housing existed throughout the State for persons and families of low- and moderate-income. Its mission is to assist and encourage the private sector and other government entities in the creation and maintenance of affordable housing throughout the state.

**Nevada Small Business Development Center:** The Nevada Small Business Development Center is a statewide business assistance outreach program of the University of Nevada, Reno and the University of Nevada, Las Vegas. They provide an abundance of free and low cost information, assistance, counseling and training for Nevada Businesses.

**Permanent Housing:** Housing which is intended to be the tenant’s home for as long as they choose. In the supportive housing model, services are available to the tenant, but accepting services cannot be required of tenants or in any way impact their tenancy. Tenants of permanent housing sign legal lease documents. (U.S. House Bill 2163)

**Permanent Supportive Housing:** Long-term community-based housing and supportive services for homeless persons with disabilities. The intent of this type of supportive housing is to enable this special needs population to live as independently as possible in a permanent setting. The supportive services may be provided by the organization managing the housing or provided by other public or private service agencies. There is no definite length of stay. (U.S. House Bill 2163)

**Persons with a Disability:** HUD’s Housing Choice Voucher (formerly Section 8) program defines a “person with a disability” as: a person who is determined to: 1) have a physical, mental, or emotional impairment that is expected to be of continued and indefinite duration, substantially impedes his or her ability to live independently, and is of such a nature that the ability could be improved by more suitable

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housing conditions; or 2) have a developmental disability, as defined in the Developmental Disabilities Assistance and Bill of Rights Act. (U.S. House Bill 2163)

**Project-Based Rental Assistance:** Rental assistance provided for a project, not for a specific tenant. A tenant receiving project-based rental assistance gives up the right to that assistance upon moving from the project.

**Public Housing:** The U.S. Department of Housing and Urban Development (HUD) administers federal aid to local housing agencies (HAs) that manage the housing for low-income residents at rents they can afford. HUD furnishes technical and professional assistance in planning, developing and managing these developments. It provides decent and safe rental housing for eligible low-income families, the elderly, and persons with disabilities. Public housing can be in the form of high-rise apartments or scattered site single family homes.

**Rehabilitation:** The upgrading of a building previously in a dilapidated or substandard condition for human habitation.

**Reno Area Alliance for Homeless:** A county-wide coalition that works to address issues affecting the area homeless population.

**Rental Assistance:** A rental subsidy for eligible low and very low income tenants. This assistance provides the share of the monthly rent that exceeds 30 percent of the tenants’ adjusted monthly income.

**Rent-to-Own:** A development is financed so that at a certain point in time, the rental units are available for purchase based on certain restrictions and qualifications.

**Rural Housing Service (RHA):** A part of the United States Department of Agriculture’s Rural Development. The RHA offers financial aid to low-income residents of rural areas.

**Second Units:** Also referred to as "granny" or "in-law apartments." Second units provide a second housing unit on the same lot as a single-family dwelling unit.

**Section 8:** Section 8, now known as the Housing Choice Voucher Program is a subsidy program funded by the federal government and overseen by the Reno Housing Authority to provide low rents and/or housing payment contributions for very low and low-income households.

**Service Needs:** The particular services required by special populations, typically including needs such as transportation, personal care, housekeeping, counseling, meals, case management, personal emergency response, and other services preventing premature institutionalization and assisting individuals to continue living independently.

**Single-Room Occupancy Dwelling (SRO):** The SRO Program provides rental assistance for homeless persons in connection with the moderate rehabilitation of SRO dwellings. SRO housing contains units for occupancy by one person. These units may contain food preparation or sanitary facilities, or both.

**Smart Growth:** Smart Growth is a concept and term used by those who seek to identify a set of policies governing transportation and land use planning policy for urban areas that benefits communities and preserves the natural environment. Smart Growth advocates land use patterns that are compact, transit-oriented, walkable, bicycle-friendly, and include mixed-use development with a range of housing choices. This philosophy keeps density concentrated in the center of a town or city, combating urban sprawl. (www.wikipedia.org)

**Special Needs Projects:** Housing for a designated group of people who desire special accommodations, such as services, in addition to the housing. Services may or may not be provided as part of the rental project. Examples of special needs populations are people with physical disabilities, developmental disabilities, mental illness, or those who need assisted living. It also includes health care facilities.

**Substandard Housing:** This refers to housing where major repair or replacement may be needed to make it structurally sound, weatherproofed and habitable.

**Subsidized Housing:** Typically refers to housing that rents for less than the market rate due to a direct financial contribution from the government. There are two general types of housing subsidies. The first is most commonly referred to as “project-based” where the subsidy is linked with a particular unit or

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development and the other is known as “tenant-based” where the subsidy is linked to the low income individual or family. The terms “assisted” and “subsidized” are often used interchangeably.

**Supportive Housing:** Housing with a supporting environment, such as group homes or Single Room Occupancy (SRO) housing and other housing that includes a supportive service component such as those defined below.

**Supportive Services:** Services provided to residents of supportive housing for the purpose of facilitating the independence of residents. Some examples are case management, medical or psychological counseling and supervision, child care, transportation, and job training.

**Transitional Housing:** Housing for people recovering from substance abuse issues or transitioning from homelessness. Transitional housing provides longer term accommodations to homeless families and individuals than emergency shelter housing. Transitional Housing provides a stable living environment for the period of time necessary to learn new skills, find employment, and/or develop a financial base with which to re-enter the housing market.

**VA-Guaranteed:** VA-guaranteed loans are made by private lenders to eligible veterans for the purchase of a home which must be for their own personal occupancy. To get a loan, a veteran must apply to a lender. If the loan is approved, VA will guarantee a portion of it to the lender. This guaranty protects the lender against loss up to the amount guaranteed and allows a veteran to obtain favorable financing terms.

**Very Low-Income Limit:** The U.S. Department of Housing and Urban Development defines very low-income households as those with incomes less than 50 percent of the area median household income. Nevada Revised Statutes do not delineate between very-low and low-income levels. All federal housing assistance funding recognizes the very-low income category.

**Veteran:** Anyone who has been discharged from the military generally after at least two years of service whether they served on active duty in a conflict or not. (U.S. House Bill 2163)

**Washoe County HOME Consortium (WCHC):** Administers housing programs for Washoe County; allocates federal HOME, Community Development Block Grant (CDBG) and Affordable Dream Down payment Initiative (ADDI) monies. Oversees the Consolidated Plan process, which guides the full range of decisions and activities in Reno, Sparks, and Washoe County relating to the provision of decent and affordable housing, the development of a suitable living environment, and creating expanded economic opportunities for the community members.

**Workforce Housing:** Refers to housing that is meant for residents making low, moderate to above moderate area median income. Some programs focus on employers providing assistance to their employees; some are instituting inclusionary programs, while others give preference to this group in their homeownership programs. Some jurisdictions have programs for specific segments of the workforce that are vital for the everyday function of the community such as teachers, policeman and other public employees.

**Zoning:** Zoning is an activity under taken by local jurisdictions to direct and shape land development activities. The intent of zoning is to protect the public health, safety, and welfare by ensuring that incompatible land uses (e.g. residential vs. heavy industrial) are not located next to each other. Zoning also impacts land values, creating and taking away "capitol" for and from property owners. For example, a lot that is zoned for commercial development is more valuable (in financial terms) than a lot that is zoned for open space. Typically, lots that are zoned for higher densities have greater value on the market than lots that are zoned for lower densities. Zoning is one of the most important regulatory functions performed by local jurisdictions.

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## U.S. Census Terms

**Children:** The term “children,” as used in tables on living arrangements of children under 18, are all persons under 18 years, excluding people who maintain households, families, or subfamilies as a reference person or spouse.

**Own Children:** Sons and daughters, including stepchildren and adopted children, of the householder. Similarly, “own” children in a subfamily are sons and daughters of the married couple or parent in the subfamily. (All children shown as members of related subfamilies are own children of the person(s) maintaining the subfamily) For each type of family unit identified in the CPS, the count of “own children under 18 year old” is limited to never-married children; however, “own children under 25” and “own children of any age,” as the terms are used here, include all children regardless of marital status. The counts include never-married children living away from home in college dormitories.

**Related Children:** Includes all people in a household under the age of 18, regardless of marital status, who are related to the householder. It does not include householder's spouse or foster children, regardless of age.

**Ethnic Origin:** People of Hispanic origin were identified by a question that asked for self-identification of the persons’ origin or descent. Respondents were asked to select their origin (and the origin of other household members) from a “flash card” listing ethnic origins. People of Hispanic origin in particular, were those who indicated that their origin was Mexican, Puerto Rican, Cuban, Central or South American, or some other Hispanic origin. It should be noted that people of Hispanic origin may be of any race.

**Family:** A group of two or more people who reside together and who are related by birth, marriage, or adoption.

**Family household (Family):** A family includes a householder and one or more people living in the same household who are related to the householder by birth, marriage, or adoption. All people in a household who are related to the householder are regarded as members of his or her family. A family household may contain people not related to the householder, but those people are not included as part of the householder's family in census tabulations. Thus, the number of family households is equal to the number of families, but family households may include more members than do families. A household can contain only one family for purposes of census tabulations. Not all households contain families since a household may comprise a group of unrelated people or one person living alone.

**Family Size:** Refers to the number of people in a family.

**Family Type:** Refers to how the members of a family are related to one another and the householder. Families may be a "Married Couple Family," "Single Parent Family," "Stepfamily," or "Subfamily."

**Household:** A household includes all the people who occupy a housing unit as their usual place of residence.

**Household Income:** The total income of all the persons living in a household. A household is usually described as very low income, low income, moderate income, and above moderate income based on household size and income, relative to regional median income.

**Household Size:** The total number of people living in a housing unit.

**Household Type and Relationship:** Households are classified by type according to the sex of the householder and the presence of relatives. Examples include: married-couple family; male householder, no wife present; female householder, no husband present; spouse (husband/wife); child; and other relatives.

**Householder:** The person, or one of the people, in whose name the home is owned, being bought, or rented. If there is no such person present, any household member 15 years old and over can serve as the householder for the purposes of the census. Two types of householders are distinguished: a family householder and a non-family householder. A family householder is a householder living with one or more people related to him or her by birth, marriage, or adoption. The householder and all people in the household related to him are family members. A non-family householder is a householder living alone or with non-relatives only.

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**Housing Unit:** A house, an apartment, a mobile home or trailer, a group of rooms, or a single room occupied as separate living quarters, or if vacant, intended for occupancy as separate living quarters. Separate living quarters are those in which the occupants live separately from any other individuals in the building and which have direct access from outside the building or through a common hall. For vacant units, the criteria of separateness and direct access are applied to the intended occupants whenever possible.

**Median:** This measure represents the middle value (if n is odd) or the average of the two middle values (if n is even) in an ordered list of data values. The median divides the total frequency distribution into two equal parts: one-half of the cases fall below the median and one-half of the cases exceed the median.

**Median Age:** This measure divides the age distribution in a stated area into two equal parts: one-half of the population falling below the median value and one-half above the median value.

**Median Income:** The median income divides the income distribution into two equal groups; one has incomes above the median and the other having incomes below the median.

**Occupied Housing Unit:** A housing unit is classified as occupied if it is the usual place of residence of the person or group of people living in it at the time of enumeration, or if the occupants are only temporarily absent; that is, away on vacation or a business trip. The occupants may be a single family, one person living alone, two or more families living together, or any other group of related or unrelated people who share living quarters.

**Overcrowded units:** Overcrowded units are occupied housing units that have more than one person per room.

**Per capita income:** Average obtained by dividing aggregate income by total population of an area.

**Population Estimate (Population Estimates Program - PEP):** The Census Bureau's Population Estimates Program (PEP) produces July 1 estimates for years after the last published decennial census (2000), as well as for past decades. Existing data series such as births, deaths, Federal tax returns, Medicare enrollment, and immigration, are used to update the decennial census base counts. PEP estimates are used in federal funding allocations, in setting the levels of national surveys, and in monitoring recent demographic changes.

**Population projections:** Estimates of the population for future dates. They illustrate plausible courses of future population change based on assumptions about future births, deaths, international migration, and domestic migration. Projections are based on an estimated population consistent with the most recent decennial census as enumerated. While projections and estimates may appear similar, there are some distinct differences between the two measures. Estimates usually are for the past, while projections typically are for future dates. Estimates generally use existing data, while projections must assume what demographic trends will be in the future.

**Poverty:** Following the Office of Management and Budget's (OMB's) Directive 14, the Census Bureau uses a set of money income thresholds that vary by family size and composition to detect who is poor. If the total income for a family or unrelated individual falls below the relevant poverty threshold, then the family or unrelated individual is classified as being "below the poverty level."

**Poverty Rate:** The percentage of people (or families) who are below poverty.

**Race:** The race of individuals was identified by a question that asked for self-identification of the person's race. Respondents were asked to select their race from a "flashcard" listing racial groups.

**Severely Overcrowded:** Are occupied housing units with 1.51 or more persons per room.

**Single Family Detached Homes:** This is a one-unit residential structure detached from any other house (i.e., with open space on all four sides). A house is considered detached even if it has an adjoining shed or garage.

**Single Family Attached Housing:** This is a one-unit residential structure that has one or more walls extending from ground to roof separating it from adjoining structures. This category includes row houses, townhouses, and houses attached to non-residential structures.

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**Tenure:** Refers to the distinction between owner-occupied and renter-occupied housing units. A housing unit is “owned” if the owner or co-owner lives in the unit, even if it is mortgaged or not fully paid for. A cooperative or condominium unit is “owned only if the owner or co-owner lives in it. All other occupied units are classified as “rented,” including units rented for cash rent and those occupied without payment of cash rent.

**Two-Family Buildings:** These dwellings may also be referred to as single family attached because a duplex with a shared wall would qualify in both categories. Other two family buildings would include older single family homes that have been converted into two separate living spaces or “flats” that do not share walls, but a floor/ceiling.

**Units in Structure:** A structure is a separate building that either has open spaces on all sides or is separated from other structures by dividing walls that extend from ground to roof. In determining the number of units in a structure, all housing units, both occupied and vacant, are counted.

**Unemployed:** All civilians 16 years old and over are classified as unemployed if they (1) were neither "at work" nor "with a job but not at work" during the reference week, and (2) were actively looking for work during the last 4 weeks, and (3) were available to accept a job. Also included as unemployed are civilians who did not work at all during the reference week, were waiting to be called back to a job from which they had been laid off, and were available for work except for temporary illness.

**Unemployment Rate:** The proportion of the civilian labor force that is unemployed, expressed as a percent.

**Vacant Housing Unit:** A housing unit is vacant if no one is living in it at the time of enumeration, unless its occupants are only temporarily absent. Units temporarily occupied at the time of enumeration entirely by people who have a usual residence elsewhere are also classified as vacant. New units not yet occupied are classified as vacant housing units if construction has reached a point where all exterior windows and doors are installed and final usable floors are in place. Vacant units are excluded from the housing inventory if they are open to the elements; that is, the roof, walls, windows, and/or doors no longer protect the interior from the elements. Also excluded are vacant units with a sign that they are condemned or they are to be demolished.

**Vacancy Rate:** The housing vacancy rate is the proportion of the housing inventory that is available “for sale” or “for rent.” It is computed by dividing the number of available units by the sum of occupied units and available units, and then multiplying by 100.

**Year Structure (housing unit) Built:** Year Structure Built refers to when the building was first constructed, not when it was remodeled, added to, or converted. For housing units under construction that met the housing unit definition—that is, all exterior windows, doors, and final usable floors were in place—the category “1999 or 2000” was used for tabulations. For mobile homes, houseboats, recreational vehicles, etc, the manufacturer’s model year was assumed to be the year built. The data relate to the number of units built during the specified periods that were still in existence at the time of enumeration.

**White:** In decennial census data, the White category includes persons having origins in any of the original peoples of Europe, the Middle East, or North Africa. It includes people who indicate their race as “White” or report entries such as Irish, German, Italian, Lebanese, Near Easterner, Arab, or Polish. The "alone" designation, as used with decennial census data, indicates that the person reported only one race.

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APENDIX D – Regional Strategy for Housing Affordability

https://d29e6deb-70be-431e-a18a-06b809ca2163.filesusr.com/ugd/bdff28_b02e2cccefd5446ca346d7db5beedb46.pdf

Sources include:

http://www.dataplace.org/gloss.html

U.S. Census Bureau at http://www.census.gov

U.S. Department of Housing and Urban Development at http://www.hud.gov