Planning commission delays decision on 935 Manzanita side-setback deviation amid coverage and safety questions

The Reno City Planning Commission on June 4 continued action on a proposed major side-setback deviation for 935 Manzanita (case LDC26-000068) after commissioners said the applicant had not shown why a 2.5-foot setback was necessary and after public comment flagged possible unpermitted structures and lot-coverage problems.

Jeff Foster, associate planner, told the commission staff’s recommendation is that the requested deviation — reducing the 5-foot side setback to 2.5 feet — is supportable and that staff could make the required findings if the commission agreed. "Staff can make all recommended findings," Foster said during his presentation.

Donna Keats, speaking on behalf of the Ward 2 Neighborhood Advisory Board, urged caution and clearer materials. "It's really unclear what you're being asked to approve," Keats said, pointing to inconsistent notices in the record that variously referenced 20%, 40% and 50% deviations and to an apparent unpermitted rear structure that she said could push the lot above the maximum building coverage.

Commissioners pressed staff and the applicants for specifics. Commissioner Sean McCoy said he was unconvinced that the proposed deviation "enhances the overall design of the project" and noted he had not seen operational reasons tied to public-safety or accessibility needs that would justify the 2.5-foot setback. The city attorney’s office advised the commission to weigh the request case by case and to consider whether approval would be inconsistent with limitations on nearby properties.

Staff said building-permit review provides a safeguard for lot-coverage questions: building-permit reviewers must demonstrate compliance with Title 18 lot-coverage limits and could require changes if the project exceeds the maximum. Fire and building reviews, staff said, will also occur at the permit stage.

After deliberation, Commissioner Christina Delviar moved to continue the item so the applicant could provide additional evidence supporting the need for the requested deviation; Commissioner David Jockerman seconded the motion and it carried unanimously. The commission set a date-certain continuance to July 15, 2026.

The matter will return to the Planning Commission on July 15 with a request that the applicant supply clearer site plans, explicit lot-coverage calculations and an operational justification tied to the group-home use or other public benefits.