Dimensional Standards for Mixed-Use Urban, Midtown, and Downtown Districts
Dimensional Standards for Mixed-Use Urban, Midtown, and Downtown Districts
While the zoning code does not designate a specific "MU-MD" district, it provides comprehensive dimensional standards for several related Mixed-Use (MU) and Mixed-Use Downtown (MD) districts. These include the Mixed-Use Midtown Commercial (MU-MC), Mixed-Use Midtown Residential (MU-RES), Mixed-Use Urban (MU), and Mixed-Use Downtown Riverwalk (MD-RD) districts.
Below are the dimensional standards for these districts based on the provided code.
General Measurement Standard for Front Setbacks
In the Mixed-Use Downtown (MD-) districts, Mixed-Use Urban (MU) District, and Mixed-Use Midtown (MU-MC & MU-RES) districts, front setbacks are measured from the back of the curb or proposed curb, rather than the property line, unless otherwise regulated by a specific overlay [§ 18.04.1003(a)(2)].
MU-MC: Mixed-Use Midtown Commercial District
The MU-MC district promotes a mix of pedestrian-oriented commercial, retail, and services along the Virginia Street corridor [§ 18.02.312(a)].
- Density:
- Maximum: 30 dwelling units (du)/acre. There is no maximum density within one block of Virginia Street. On blocks adjacent to this one-block area, maximum densities do not apply to the approximate middle of the block, but the remaining sides are capped at 30 du/acre.
- Minimum: 18 du/acre within 300 feet of Virginia Street (measured from the parcel line to the right-of-way boundary).
- Floor Area Ratio (FAR): Minimum FAR of 0.5 within 300 feet of Virginia Street.
- Setbacks:
- Front: Minimum 10 feet (measured from the back of the curb).
- Side & Rear: Minimum 0 feet. However, if the building is immediately adjacent to the MU-RES district or a residentially zoned property, the minimum setback is 5 feet. A 0-foot setback is allowed abutting an alley if at least 24 feet of backup space is provided.
- Street-Facing Garage: 20 feet (measured from the sidewalk or planned sidewalk to the face of the garage).
- Building Separation: 10 feet between principal buildings.
- Height: Maximum 35 feet (2.5 stories) in general areas; up to 75 feet (5 stories) within one block of Virginia Street. A minor site plan review is required to exceed 75 feet.
MU-RES: Mixed-Use Midtown Residential District
The MU-RES district accommodates residential uses with limited nonresidential uses in the Midtown area [§ 18.02.313(a)].
- Density: Maximum 30 du/acre.
- Setbacks:
- Front: Minimum 10 feet (measured from the back of the curb).
- Side & Rear: Minimum 5 feet. A 0-foot setback is allowed abutting an alley if at least 24 feet of backup space is provided.
- Street-Facing Garage: 20 feet (measured from the sidewalk or planned sidewalk to the face of the garage).
- Building Separation: 10 feet between principal buildings.
- Height: Maximum 35 feet (2.5 stories).
MU: Mixed-Use Urban District
The MU district accommodates an integrated mix of higher-density residential, commercial, retail, and employment uses near high-frequency transit corridors [§ 18.02.307(a)].
- Lot Width: Minimum 30 feet.
- Density: Minimum 18 du/acre abutting Virginia Street and Fourth Street.
- Floor Area Ratio (FAR): Minimum 0.75 abutting Virginia Street and Fourth Street; minimum 0.25 abutting other streets.
- Setbacks:
- Front: Minimum 18 feet on Virginia Street and Fourth Street; 12 feet on other streets (measured from the back of the curb).
- Side & Rear: Minimum 0 feet. If immediately adjacent to a residentially zoned property, the minimum setback is 5 feet. A 0-foot setback is allowed abutting an alley if at least 24 feet of backup space is provided.
- Street-Facing Garage: 20 feet (measured from the sidewalk or planned sidewalk to the face of the garage).
- Building Separation: 10 feet between principal buildings.
- Height: Minor site plan review is required for buildings greater than 85 feet.
MD-RD: Downtown - Riverwalk District
The MD-RD district supports the downtown regional center with a focus along the Truckee River frontage [§ 18.02.304(a)].
- Lot Width: Minimum 30 feet.
- Density: Minimum 21 du/acre.
- Floor Area Ratio (FAR): Minimum 1.0.
- Setbacks:
- Front: Minimum 18 feet on Virginia Street; 12 feet on all other streets (measured from the back of the curb).
- Side & Rear: Minimum 0 feet. If immediately adjacent to a residentially zoned property, the minimum setback is 5 feet. A 0-foot setback is allowed abutting an alley if at least 24 feet of backup space is provided.
- Riverfront Esplanade Setbacks: Buildings must be set back a minimum of 25 feet from the existing face of the river flood wall or top of bank. Additional height-based setbacks apply along the North and South Esplanades (e.g., 5 feet for buildings 20-45 feet tall; 10 feet for buildings 45-100 feet tall) [§ 18.04.1004(c)(4)].
- Street-Facing Garage: 20 feet (measured from the sidewalk or planned sidewalk to the face of the garage).
- Building Separation: 10 feet between primary buildings.
- Height: Major site plan review is required for buildings greater than 45 feet.
Sections Cited
- § 18.02.304 MD-RD: Downtown - Riverwalk District
- § 18.02.307 MU: Mixed-Use Urban
- § 18.02.312 MU-MC: Mixed-Use Midtown Commercial
- § 18.02.313 MU-RES: Mixed-Use Midtown Residential
- § 18.04.1003 General Standards for Urban Districts
- § 18.04.1004 Supplemental Standards for Downtown Districts