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Planning commission approves 2.5-foot side-setback deviation at 935 Manzanita with conditions to ensure 40% lot coverage and fire access
Summary
The commission approved a major deviation to reduce the side-yard setback from 5 feet to 2.5 feet at a group-home property (935 Manzanita) to preserve stretcher/wheelchair access; conditions require final plans to demonstrate lot coverage no greater than 40% and maintain a 2.5-foot firefighter access area per the fire marshal's request.
The Reno Planning Commission voted to approve a major deviation at 935 Manzanita (LDC26-00068) that reduces the required side-yard setback from 5 feet to 2.5 feet for a property currently used as a group home. The applicant, Joseph Castillo, said the smaller setback is necessary for medical-loading and mobility clearance.
"The required 5 foot would make it very difficult or impossible to get a wheelchair or, weak walker gurney out of there," Castillo said, explaining that the carport provides sheltered, level access for residents during hospital transport. Staff and the applicant agreed that shrinking the carport widthly by one foot would permit the 2.5-foot setback while preserving the access point.
Commissioners raised a separate compliance issue: staff's lot-coverage calculations showed the existing site (including a backyard shed) at roughly 42.6%—above the 40% allowed by Title 18. Commissioner Sean McCoy proposed draft condition language requiring that "before issuance of a building permit, final plans must identify each structure or portion to be removed or reduced [and] demonstrate lot coverage of no more than 40% and preserve the access arrangement shown in the materials relied upon for the decision tonight." Staff said that achievement of the 40% maximum can be enforced at the building-permit plan-review stage and agreed to formalize the condition.
The fire marshal had requested that the applicant maintain a clear 2.5-foot area for emergency access on the subject property side of the fence; the commission added a condition requiring the applicant to provide a formal agreement to keep the area unobstructed prior to building permit issuance.
Outcome: commissioners approved the major deviation subject to the modified conditions that formalize the lot-coverage demonstration and firefighter-access requirement. The applicant stated acceptance of the conditions at the hearing.
