Planning commission approves seven‑unit Starfield infill deviation near UNR

The Reno City Planning Commission on July 1 unanimously approved a major deviation for a seven‑unit infill housing project near the University of Nevada, Reno, allowing the developer to reduce a 15‑foot front setback to 7 feet 6 inches.

Leah Piccati, an associate planner with Reno Development Services, told the commission staff was able to make the required findings and did not expect significant impacts to nearby properties. “Staff was able to make all of these findings. We don't see that it's gonna significantly impact nearby properties. It is an infill site. It's consistent with surrounding ... development, and there will be no detriment to the public health,” she said.

Piccati explained how the project met code on density and parking: the parcel is in the MF‑30 zone, and small‑unit density incentives allow a 35% increase in density for units under 1,200 square feet. That calculation yields roughly 7.86 allowable units, which is how the applicant arrived at seven units. She also said proximity to downtown and transit permits a 60% reduction in required parking, meaning the code baseline of one space per unit (seven spaces) could be reduced to approximately three required spaces.

Taylor Covey, the project's applicant and developer, described the design as a three‑story, student‑oriented building with private bathrooms, in‑unit laundry and a controlled rooftop deck. He said the deviation was driven by life‑safety and fire‑access constraints rather than an intent to increase density. “It's not about density. It's not about changing land use. It's just about ... meeting the requirements ... and being safe with our fire code,” Covey said.

The applicant will provide five on‑site garage spaces (including one van‑accessible/ADA space) plus three adjacent on‑street spaces that staff indicated would be available for the project; staff advised that deed restrictions typically are not required for open, building‑owned garage spaces. Commissioners questioned emergency access and bicycle parking; Piccati confirmed required bike parking will be provided and that fire access is available from both the front and the rear via an access road near the cemetery.

Commissioner Delviar moved to approve the major deviation subject to the conditions listed in the staff report; Commissioner Williams seconded. The motion passed unanimously.

The commission recorded the approval as a staff‑conditioned major deviation; the project will return only if it seeks amendments to those approvals or when it applies for building permits and site plan review.