[{"_1":2,"_124":-5,"_125":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100,112],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6505258,"mediaKeyId","5785687-bb48ec882578efebfaad6c14486951dc","parentId",5785687,"title","Reno council approves ADU ordinance with design standard, drops 28‑day short‑term rental ban","audioSeconds",4891,"startMs",13564000,"endMs",18455000,"viewUrl","/Search/View?dp=1&key=5785687-bb48ec882578efebfaad6c14486951dc&start=13564&end=18455","thumbnailUrl","https://assets.pipeline.soar.com/5785687-bb48ec882578efebfaad6c14486951dc/thumbnail_13564000.jpg","articleUrl","/articles/6505258/Nevada/Reno-council-approves-ADU-ordinance-with-design-standard-drops-28day-shortterm-rental-ban","mediaUrl","https://secure.pipeline.soar.com/6505258-9adaba85801f7333f2d16496d4cc1391/orig.mp4?Expires=1770604827&Signature=iC~MNmKEyJn5WBCYxT9EczlLc-sOWPtqnp~qG96WyrQa5oEuZ7XsfCoGHCJpDQwG6iibGdmDW7c8H50Gb6fWWpqMPAyWBDkn91A6rdU2l~N6dAlnsP836jmoHyBMKP~nJcwk0wIixxrWWu3-qixT9fw8cv~CgwAQYzQuvSnvI6g6Dd1oSsi-~4D10d58SEC~QkS48L2ajEQEgL~jShhLKLqaYoWlrCusKoujY6W9Fhq2vjy4CcrvLMDu8UUjddNFZ-yFYZNGqjZk2cQYxVgmITReCpXSJkLN7n82wMb9Jnf21cSsPi3SQaDMCJw2uoueo8ZEnnj3TNoRgcAS7t8AqA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Reno, NV","date","2025-09-11T04:46:13.103Z","article","The Reno City Council approved changes to an accessory dwelling unit ordinance on Sept. 10, advancing new rules to allow ADUs across much of the city while adding design controls and removing a staff‑proposed 28‑day short‑term‑rental restriction.

The council voted to adopt the draft ordinance brought by staff — which incorporated requirements of the state’s AB 396 — with three council changes: adopt the Planning Commission’s recommendation to require attached and detached ADUs meet the same size/design standards; remove a proposed ban on renting ADUs for terms shorter than 28 days; and not require a mailed neighbor notice for routine building permits. The motion passed unanimously.

The ordinance implements statewide changes from AB 396 while also setting local limits. Staff reduced an earlier 9,000‑square‑foot minimum lot size to 5,000 square feet and added design standards intended to keep ADUs visually compatible with primary residences. The ordinance requires detached ADUs to be shorter than the primary structure and maintains that ADUs meet accessory‑structure setbacks. Under AB 396, local rules may not require separate kitchen prohibitions or more than one parking space for an ADU; staff adjusted the draft to comply.

Supporters told council the ordinance will create more housing options and support small business owners who depend on short‑term rental income. Opponents, including speakers from historic neighborhoods, argued the measure threatens neighborhood character, parking and infrastructure and called for stricter standards or carve‑outs for historic districts. Many speakers urged stronger enforcement tools for short‑term‑rental rules; council members and staff acknowledged enforcement capacity is limited but said the city will pursue additional rules for STRs separately.

Councilmember Kathleen Taylor, who supported removing the 28‑day restriction, said existing short‑term rentals are important income sources for some residents and should not be singled out in the ADU ordinance while separate STR rules are still under development. Planning staff and the Planning Commission had urged a ban on short‑term rentals in ADUs as a compromise; council voted instead to leave that question to the forthcoming STR policy.

Staff said building permits for ADUs will require setback verification from a licensed surveyor and standard building‑permit review; the council declined to require mailed notice to neighbors for routine ADU permits, noting the city’s standard public‑notice rules apply for discretionary actions. Staff also told council that owner‑occupied ADUs remain subject to the state’s 3 percent annual taxable value cap while rental units can face an 8 percent cap.

The council instructed staff to return the ordinance for final adoption with the council’s amendments and to continue work on a separate short‑term‑rental policy. The ordinance was described by staff as a compromise intended to comply with state law while addressing neighborhood concerns.","mediaType","Video","parentTitle","Reno City Council | September 10, 2025","oneSentenceSummary","The Reno City Council approved changes to an accessory dwelling unit ordinance on Sept. 10, advancing new rules to allow ADUs across much of the city while adding design controls and removing a staff‑proposed 28‑day short‑term‑rental restriction.","taxTitle","City Council Meetings , Reno, Washoe County, Nevada","taxId",69270,"location","Nevada","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6505238,"Reno police describe MOST team outreach; council hears limits and funding needs",2436,13524000,15960000,"/Search/View?dp=1&key=5785687-bb48ec882578efebfaad6c14486951dc&start=13524&end=15960","https://assets.pipeline.soar.com/5785687-bb48ec882578efebfaad6c14486951dc/thumbnail_13524000.jpg","/articles/6505238/Nevada/Reno-police-describe-MOST-team-outreach-council-hears-limits-and-funding-needs","https://secure.pipeline.soar.com/6505238-ffed664a5cfd290c0f78bb3e86529a5a/orig.mp4?Expires=1770604827&Signature=kw9qcvs0gGIkt3O3WyIVPv50DTHQT9H-rAnCKNF~bSK8Z4jePlhKJFyfnE6Fbqp89DIBqU-rmOktumb1OfH7CH7PPDJ1gQ~QDIr4fWL2djGdtAEWH5REaBI0lYpVjMH~ZHOJajj0-3rA0LfcH13aPBqxkebxE5Wjxs54CBCDBvkpIz~8t-hMYAkMQrjVl02v7hJaw1iI-YFe5Vw5FnzPDhg~Ml22pqvtyxBE~UoX6UXKqR9qEyieYEsCu8Dhv6gvvl~Ba6YC3yEpWXM7hzIvuQIr7RCJ87iQHd0SPOxDnKt4OUd-lHswLP4pfjH0z0L17O1GK4rTMnmHtEe2w0J10w__&Key-Pair-Id=KUT5TJCACFTXG","Reno police and the city’s Mobile Outreach Safety Team (MOST) told the City Council on Sept. 10 that clinician‑officer co‑response has reduced violent confrontations during mental‑health calls and allowed for more follow‑up care, but staff said the team needs more funding and regional cooperation to meet demand.

Chief Jason Nance and program lead Christy Butler briefed council on MOST’s operations: daytime clinicians routinely ride with officers to jointly respond to calls; swing‑shift clinicians self‑deploy on high‑need calls; and many suicidal‑subject responses are handled via rapid clinician phone contact followed by next‑day in‑person follow‑up when it reduces the risk of forcing a violent interaction. Butler said MOST completed about 3,000 contacts last year but only 198 resulted in civil mental‑health holds; the majority of contacts were handled by phone.

Councilmembers praised MOST’s work but said the broader system needs investment. Members and the mayor pressed for more clinicians, better regional planning and a stronger role for county‑run behavioral‑health and court programs, citing recurring encounters with seriously ill people who cycle through criminal courts and jails because the region lacks sufficient inpatient or long‑term treatment capacity.

Butler and Chief Nance described regional coordination efforts: MOST teams meet with counterparts in Sparks and Washoe County, share “familiar‑voices” lists for frequent users and collaborate with community partners such as Crisis Support Services. Councilmembers asked staff to pursue dedicated funding, to work with the county on shared solutions and to return with a proposal for possible additional MOST clinicians funded by city discretionary or grant dollars.

Council members also discussed the difficulty of long‑term outcomes: MOST helps stabilize people in crisis but cannot substitute for more inpatient beds or state court pathways that restore competency for people involved in serious criminal cases. Council asked staff to pursue follow‑up meetings with county leaders and court partners to explore regional responses.

Police and MOST leaders said they would return with a plan for program expansion, including an October rollout of a voluntary mental‑health registry that will allow families and caretakers to register concerns for first‑responders and to communicate relevant clinical details before an emergency call.

The briefing was informational; the council took no immediate budget action.","Reno Police and MOST (Mobile Outreach Safety Team) presented their crisis‑response model to council, describing clinician‑officer co‑response, phone follow‑ups for suicidal calls and goals to expand coverage. Council members pressed for more funding and stronger regional coordination with the county for long‑term care.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6505243,"EDON briefs council: prospect pipeline diversifying, data centers remain in demand",997,4322000,5319000,"/Search/View?dp=1&key=5785687-bb48ec882578efebfaad6c14486951dc&start=4322&end=5319","https://assets.pipeline.soar.com/5785687-bb48ec882578efebfaad6c14486951dc/thumbnail_4322000.jpg","/articles/6505243/Nevada/EDON-briefs-council-prospect-pipeline-diversifying-data-centers-remain-in-demand","https://secure.pipeline.soar.com/6505243-d561e25cf8c21484fc16f928aeef3979/orig.mp4?Expires=1770604827&Signature=b1faUOfnSwjI3vgF~yL5~VDj-2xDxBIlTPhFErHvLK5OX1JRHmEPuAZ5kVwKjiB8MOGYNKtVIqkNdobfRqQz4UQBQXksjQDsLykMXbXsnlqUVJqu1LrI256CaPYqQ7T6Ek46Up5N4bUtZmJzfYY9HdJG7r~rf8MI5r1auzQis4wZ579CXSX1e1j0LT1YEPF9lGNhtMBl0cTftpn8gN~H-MrPKwvjDl54PqeJYrzuXTntixDzC6Q80KITq~dBSelSMsLgDUNDmcHmYA-8iBMmDy~EbCXuaCFQ9x-IR73Kr~ZuWweQCcwwJ0EhAIqyz7pL1EjtJN~jsLRM9Plv7yiq9Q__&Key-Pair-Id=KUT5TJCACFTXG","The Economic Development Authority of Northern Nevada (EDON) presented a fiscal‑year update and pipeline briefing to the Reno City Council on Sept. 10, saying prospect activity is picking up after a slow period and that the region is seeing a more diverse mix of projects.

EDON Chief Executive Taylor Adams said a quieter 2025 reflects national uncertainty in corporate investment and interest‑rate impacts, but said clearer federal corporate‑tax guidance and signs of lower interest rates have prompted an uptick in prospect activity. Adams said EDON expects 2026 will look more like a fuller pipeline year similar to fiscal 2024, with more projects in advanced manufacturing, equipment for AI supply chains, energy generation and some data‑center prospects.

Adams framed data centers as financeable, in‑demand projects but said local officials should continue to insist on mitigation measures and infrastructure planning, including noise and generator screening, water/cooling technology choices and siting that pairs renewable generation with new loads. He told council EDON will work alongside city staff and utility partners to identify solutions the public can accept.

EDON highlighted near‑term wins (smaller advanced‑manufacturing projects and several expansions) and said the organization is shifting more resources to business‑retention visits; EDON plans a multi‑year drive to visit hundreds of local firms to collect intelligence on expansion and workforce needs. Entrepreneurial development efforts, including an expanded Startup Week and downtown programming, were also cited as growing assets.

Councilmembers asked about data‑center water use, workforce connections with local higher‑education institutions and how the city should preserve “speed to market” advantages for industry. Adams said EDON is working with Nevada Energy and regional partners to make sure ratepayer and residential protections are respected while attempting to attract clean energy generation and storage projects to feed growth.

Adams urged continuing focus on workforce pathways and downtown office development as complementary moves to attract higher‑paying professional jobs and to retain University of Nevada graduates.

EDON said it would return with more detailed local job, company and sector metrics in follow‑up briefings.","Economic Development Authority of Northern Nevada CEO Taylor Adams told council that prospect activity is rising and the pipeline is diversifying beyond data centers, with renewed interest in manufacturing, renewable energy and entrepreneurial programs. EDON also described business‑retention work and local startup week growth.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6505248,"Nevada property‑tax structure leaves Reno roughly where it was a decade ago, city briefing finds",2408,9281000,11689000,"/Search/View?dp=1&key=5785687-bb48ec882578efebfaad6c14486951dc&start=9281&end=11689","https://assets.pipeline.soar.com/5785687-bb48ec882578efebfaad6c14486951dc/thumbnail_9281000.jpg","/articles/6505248/Nevada/Nevada-propertytax-structure-leaves-Reno-roughly-where-it-was-a-decade-ago-city-briefing-finds","https://secure.pipeline.soar.com/6505248-3e9a3440785ce82540b1cd1b50ecbb73/orig.mp4?Expires=1770604827&Signature=Dvh~hqh1Abc6vEl5GBpRw-wAgAu8XRgKJ2DncP84lc999ObzRV4t4jEKTIXfBH3VQEcwb5TD87qnATZW9vAc-V58eGvyet0EBeEm-fCHHIn3S3veK07m0kBzh2OtRQuqVRVjpJuPYXjUWZi10O1ua5LXCA-Prq0~hysfRYe6UNDDITG5iP2Qn6h30ovH6sOrFEhZDcwI5PVsEZbKRGI-rAWoZ8u0SSceG8Yb7h-NyoheC5iGgwzDSoUZlSoxSsd4VsIUsYdos5Q59QizkVDCrCDg5uzpVujsC1ka6K1qElllHc26SehgOJSZ0MyrazRB4KEfSJupLVjJ0~h20ToXSA__&Key-Pair-Id=KUT5TJCACFTXG","A city presentation on Sept. 10 described how Nevada’s property‑tax rules, including a long‑running annual taxable‑value cap and a 1.5 percent annual depreciation on improvements, have limited local property‑tax growth — even as parcel values rose.

Jeremy Aguero, a consultant to local governments, told the Reno City Council that statutory abatements, inflation and the state’s assessment rules mean Washoe County would abate about $265 million in property taxes this year. After accounting for inflation and population growth, Aguero said Reno’s property‑tax revenue in 2025 is roughly equivalent to the city’s revenue in 2009 on a per‑capita basis. The consultant highlighted the state’s unique treatment of residential improvements — replacement‑cost assessments with a 1.5 percent annual depreciation down to a salvage value — and Nevada’s 35 percent assessment ratio as drivers of revenue stagnation.

Aguero laid out three steps in property tax calculation: (1) property value assessment (land at market value; improvements at replacement cost less depreciation); (2) application of statutory assessment and tax rates (the $3.66 per $100 maximum rate for operating levies); and (3) statutory abatements, which limit annual tax bill increases for homeowners (3 percent cap) and other properties (8 percent cap) and, in many cases, shield a growing share of value from taxation. State constitutions and statutes also treat net proceeds from mines differently.

City officials said the cumulative effect of abatements and exemptions has left cities to depend heavily on other revenue sources and growth to fund public services. Aguero showed that increasing property‑tax rates would produce little revenue while abatements continue to grow, and argued that only structural changes at the state level — or a future burn‑down of abatements during declining values — could materially alter long‑term city revenue projections.

Several council members asked how changes could be pursued. Aguero said options include legislative change at the state level (including difficult constitutional changes), voter initiatives, or regional steps to diversify revenue. He also urged the city to consider advocacy with the Legislature and to study balanced solutions for future budgets.

Councilmembers and the mayor said the presentation provided useful context for the city’s budget challenges and asked staff to continue work on revenue diversification and to brief council before the next budget cycle.","A city briefing on property taxes showed Reno’s inflation‑adjusted property‑tax revenue has not grown since 2009 after accounting for statutory abatements, depreciation rules and overlapping levies. Staff recommended council consider the structural constraints posed by state law and the growing share of abated taxes.",{"_33":113,"_35":36,"_37":38,"_39":114,"_41":115,"_43":116,"_45":117,"_47":118,"_49":119,"_51":120,"_53":121,"_55":56,"_57":58,"_59":122,"_61":62,"_63":64,"_65":123,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6505253,"Council declines to object to RPC non‑conformance finding on Stonegate rezoning; developer appeal expected",1954,19826000,21780000,"/Search/View?dp=1&key=5785687-bb48ec882578efebfaad6c14486951dc&start=19826&end=21780","https://assets.pipeline.soar.com/5785687-bb48ec882578efebfaad6c14486951dc/thumbnail_19826000.jpg","/articles/6505253/Nevada/Council-declines-to-object-to-RPC-nonconformance-finding-on-Stonegate-rezoning-developer-appeal-expected","https://secure.pipeline.soar.com/6505253-848d4c619838bceb00c6550fff75a19d/orig.mp4?Expires=1770604827&Signature=Tz-YSR8-ewRalRHWAmVjPSG0Cq2V87Tt4lPyFIxVT~2gukKX925PHeAwNSRYvhmDbxTMNK0SbDy1lBufOGZyTSdN4yp2th2FafxGF5HCyA7T9sQFyUOYKuEHC-n6dvEiqPmbY97Uy-sWkVi0ej4SJeLuQFykm-S-4rPVai7d7Jly2u84K3QakLHXLcxrgZJXgwVTk~ka7N~2H8kObfjowfkAjVsUi4fSWfV6RSE7tdUbafO~KibXvBMVkD-jkxeS7y1PEDpQG1lOULaUwnbgUfNwg~bZVO~tT3H6GkinQdkuxkD6nOymO7P5Pvsobsfp5tcePx-jugIzwfKZh3GBwQ__&Key-Pair-Id=KUT5TJCACFTXG","The Reno City Council voted on Sept. 10 not to file an objection to the regional planning commission’s August 4 finding that the proposed Stonegate rezoning did not conform to the 2019 Truckee Meadows Regional Plan. The council’s 6–1 decision leaves the matter to the developer and the regional governing board through the appeal channel.

The council’s vote followed hours of public comment both in person and by Zoom. Speakers who opposed the rezoning urged the council to defer any action until hydrological studies of the Cold Springs basin are complete, to protect groundwater and spring flows, to prevent truck traffic and air‑quality impacts from proposed industrial uses, and to preserve plans calling for housing in the area. Sierra Club volunteers, neighborhood leaders and other residents repeatedly pointed to uncertainty about water supplies and regional infrastructure as reasons to block the rezoning.

Staff briefed the council on the conformance review process set out in Nevada law and explained two procedural options: (1) file an objection and send the matter back to the regional planning commission for reconsideration (the statutory course); or (2) decline to file an objection and allow the developer’s appeal to be heard directly by the Truckee Meadows Regional Planning Governing Board. After discussion, the council chose not to file an objection; councilmembers said they did not want to ask city staff to prepare new evidence for the same commission given the close votes earlier in the process.

The vote, 6 in favor of not filing an objection and 1 opposed, was recorded as: Vice‑Mayor Kathleen Taylor — no; Councilmembers Kate Dewar, John Martinez, Devon Ebert, Brandon Reese, Brandy Anderson, and Mayor Hillary Schieve Sheehy — yes. The council’s decision means the developer’s appeal will proceed to the regional governing board, where the final regional decision will be made.

Several councilmembers said they were sympathetic to residents’ concerns about water and transportation but were constrained by the procedural posture of the case and the fact that the applicant has the independent right under regional rules to pursue an appeal. Councilmember Devon Ebert, whose ward includes the North Valleys, said he could not support an objection because he believed core infrastructure — especially water and a second vehicular access — is not in place to serve the scale of industrial development proposed.

Staff noted that portions of the Stonegate application will require separate future approvals and environmental or engineering studies; those technical requirements will be considered at subsequent permitting stages if the project proceeds. The regional governing board is scheduled to consider appeals from regional planning bodies under the statutory timeline once an appeal is filed.","After public testimony and staff analysis, Reno City Council voted 6–1 not to file an objection to the regional planning commission's August 4 determination of non‑conformance for the Stonegate rezoning. The developer has appealed; council directed staff not to pursue an objection at this time.","actionData","errors"]

Article not found

Reno council approves ADU ordinance with design standard, drops 28‑day short‑term rental ban

Reno police describe MOST team outreach; council hears limits and funding needs

EDON briefs council: prospect pipeline diversifying, data centers remain in demand

Nevada property‑tax structure leaves Reno roughly where it was a decade ago, city briefing finds

Council declines to object to RPC non‑conformance finding on Stonegate rezoning; developer appeal expected