Planning Commission approves Spector residence grading after neighbor raises setback and safety concerns

The Reno City Planning Commission on Feb. 4 approved a major site plan review (case LDC26-34) allowing grading that will result in fills greater than 10 feet at a steep lot on Chancellor Circle.

Jeff Foster, associate planner, told the commission the site qualifies as hillside development because slopes exceed 15% on 25% or more of the lot and that engineering staff found the design acceptable provided the contractor follows geotechnical compaction recommendations. "They meet the code requirement of a minimum of 5 feet" for side-yard setbacks in the SF-3 zone, Foster said.

Nathan Tolbert, lead designer for Forum Consulting representing owner Ron Spector, said the lot’s steep topography forced design choices and that only a small area — approximately 127 square feet — requires fill in excess of 10 feet at the driveway transition. He described a phased construction approach that builds retaining walls first, compacts fill in stages and uses infiltration trenches and armored slope protection to keep water away from the structure.

Alex McArthur, a nearby resident who participated by Zoom, asked the commission to deny the review or require a 15-foot side-yard setback. He said the application proposes a "32 foot 8 inch structure atop of 10 feet of artificial fill" that results in a "nearly 40 foot vertical mass just feet from my property line," raises safety and drainage concerns and appears to prioritize vehicle storage (four garage spaces for a two-bedroom home). "As proposed, this project is materially detrimental to the safety and welfare of the immediate vicinity," McArthur said.

Commissioners asked staff whether a larger setback could be required; Foster responded the SF-3 minimum side-yard setback is five feet and that the plan meets code. Mike Raley of the city’s engineering division said engineering review is extensive and that staff is confident that the design, as conditioned, meets code standards and will function.

Following deliberation, a commissioner moved to approve the major site plan review subject to the staff-recommended conditions; the motion was seconded and carried unanimously.

The approval is conditioned on standard engineering and building permit requirements, including adherence to the geotechnical recommendations and the enhanced grading technique referenced in the staff report.