Factor #1. Cultural or historical site significance

Sensitivity to cultural or historic site significance often emerges through Nevada's State Historic Preservation Office (SHPO) reports. These requirements for affordable housing development focus on identifying and preserving historic resources while balancing the need for new construction. Developers must navigate these requirements to ensure compliance with preservation standards and secure necessary approvals for their projects. SHPOs typically require that any development impacting historic properties or districts undergo a review process. This involves submitting plans and documentation to demonstrate how the project will impact historic resources and what mitigation measures will be taken. If the development will impact historic resources, SHPOs may require mitigation measures to minimize adverse effects. These may include the National Historic Preservation Act (NHPA) and state-specific laws that protect historic resources. SHPOs enforce compliance with federal and state historic preservation laws and guidelines. SHPOs encourage consultation with stakeholders, including local communities and tribal groups, to gather input on the project's impact on cultural and historical resources.

Factor #2. Infrastructure capacity and needs

The creation or rehabilitation of new homes and adding or upgrading infrastructure go hand-in-hand.

Infrastructure plays a critical role in Nevadan residents’ ability to meet their everyday needs. Where new or significant infrastructure is needed, this line item becomes one of the largest costs associated with development. In the end residents save money on costs for basic services, such as electric and Internet.

As you vet potential sites for your project, you should evaluate infrastructure needs, including existing connections to the site across different systems and the impact of your proposed development on existing water supplies and wastewater systems (in addition to others). You may want to engage an engineer to assist you with this evaluation through a preliminary engineering report (PER) to identify the major technical components of a site. A PER may be needed if you are seeking funding for infrastructure from federal agencies.

As you assess infrastructure, it will also be important for you to understand if any infrastructure improvements or extensions will require use of the right-of-way through an easement. Infrastructure that typically requires right of way easements are power, telecommunications/broadband, and transportation. Ideally, you should consider alternatives to an easement whenever possible to protect property rights.

Components of utility and infrastructure access to consider during site selection:

• Presence: Does the site already have infrastructure and utility services?

• Proximity: For sites without existing services, is the site near main lines to connect to infrastructure and utility services?

• Capacity: Is there capacity for additional hookups to existing infrastructure or utility lines? For instance, even when water and sewer lines are present, capacity for additional hookups to existing lines may be limited. Some communities impose moratoria on infrastructure hookups to assist with water resource management. In older urban areas, infrastructure may need to be improved significantly due to age or to support higher-density development planned for the site. These costs are often passed on to developers.

• Fees: What is the municipal fee structure? You may be required to connect to a municipality’s water and sanitary sewer system if the site is in its extraterritorial jurisdiction.

Factor #3. Land use context & zoning

Your assessment should focus on your project’s overall compatibility with current zoning standards. Is your project a permitted use? Can your development be configured to meet all the zoning specifications (such as height, density, lot coverage, setbacks). If not, you will likely need a variance for some of these specifications.

Zoning regulates the specific types of development that can be built on a site. During site selection, it will be important to understand if potential sites are currently zoned for the type of project you want to build. You can learn this by reviewing current area zoning standards or through conversation with local planning and zoning staff. Conversations with City staff members responsible for zoning can help you understand the need for approvals, the process to obtain them, and any areas of flexibility in the current standards that may be available. At this point, you likely will not have a detailed site plan and may not be aware of all the special approvals you need. However, a general assessment of the current zoning standards will still be helpful for sites that appear viable for your development model.

If the requirements do not align with aspects of your development, you may choose to explore whether an exception to the zoning requirements, called a variance, can be made. Variances are typically available when the current zoning creates a barrier to site use. Some common reasons to seek a variance include small or oddly shaped sites or nonconforming uses or structures. Waivers or changes to specific building standards may also be possible when relevant.

Land Use

Developers must also understand and consider land use regulations. For instance, a community’s master plan may need to be updated to allow for residential development in a formerly industrial area. If the desired is on BLM land, please see BLM Land Control and Public Lands.

Factor #4: Community Amenities

Families and individuals seeking affordable housing, especially those who have experienced homelessness, are entering the system with setbacks and barriers to stability. The last thing we as developers want is to further those disadvantages through additional barriers to community services like schools, job training centers, transportation, recreation, education, and more. Amenities are not just for amusement or leisure; they represent the chance for upward mobility.

What sorts of opportunities should residents have through their community, neighborhood, and resident manager? Besides a place to live, residents may need support with job placement, health issues, education for themselves or their children, and access to transportation.

Community-wide amenities may include the following:

1. Health care: Access to health care is crucial as it ensures that individuals can receive timely medical attention, preventive care, and ongoing treatment, promoting their overall well-being and reducing the burden of untreated health issues.

2. Transportation: Reliable transportation enables individuals to access essential services such as healthcare appointments, job interviews, and educational opportunities, breaking down barriers to employment and social integration.

3. Education and Libraries: These resources provide pathways for learning and skill development, empowering individuals to improve their employment prospects, build knowledge, and participate fully in society.

4. Job training centers: Access to job training equips individuals with the skills needed to secure stable employment, enhancing their economic independence and reducing reliance on social assistance programs.

5. Safe recreation: Recreation facilities offer spaces for physical activity, social interaction, and community engagement, contributing to mental health and overall well-being.

6. Grocery stores: Access to affordable and nutritious food through grocery stores ensures that families can maintain a healthy diet, supporting physical health and cognitive development, particularly for children.

While some of these may seem obvious, it’s important to remember that not everyone has access to these; where we live, neighborhood amenities, can hugely impact quality of life.