General Commercial (GC) Zoning Density Standards in Reno, NV
In Reno's GC zoning district, the maximum residential density is 45 dwelling units per acre. This density can be increased by up to 80% if the project utilizes small units (average size under 800 sq. ft.). However, density must be reduced for hillside slopes greater than 15% and cannot be rounded up beyond the strict 45.00 du/acre limit.
In Reno, the General Commercial (GC) zoning district is designed to facilitate the transition of suburban corridors into a higher-density mix of residential, retail, and service-oriented uses [§ 18.02.309(a)]. Density in this district is governed by specific maximums, calculations for mixed-use developments, and potential increases through housing incentives.
Base Residential Density
The GC district allows for high-density residential development as part of its mix of uses.
- Maximum Density: 45 dwelling units (du) per acre [§ 18.02.309, Table 2-22].
- Minimum Density: There is no established minimum density requirement for the GC district [§ 18.02.309, Table 2-22].
Density Calculations and Rounding
The method for determining density depends on the nature of the development project.
Standard Calculation
For residential-only projects, density is calculated by dividing the gross area designated as residential by the number of proposed dwelling units. The "site" used for this calculation includes all land area in a single ownership or joined in a single application, but excludes portions of a parcel not included in the development request [§ 18.09.203(a)(1)].
Mixed-Use Projects
For mixed-use projects, density is calculated based on the floor area ratio (FAR) of the proposed buildings and is applied to the entire development site [§ 18.09.203(a)(2)].
Strict Compliance with Maximums
Standard rounding rules (where fractions of 0.5 or greater round up) do not apply to density limits. If the maximum density is 45 units per acre, the actual density cannot exceed 45.00 units per acre under any circumstances [§ 18.09.209(b)].
Density Bonus Incentives
The GC district is eligible for density increases if the project incorporates small unit sizes. These bonuses are intended to encourage diverse housing options [§ 18.04.1504(a)].
| Average Unit Size | Density Increase Allowed |
|---|---|
| Less than 1,200 square feet | 35 percent |
| Less than 1,000 square feet | 45 percent |
| Less than 800 square feet | 80 percent |
Note: The maximum cumulative density increase from all combined bonuses cannot exceed 80 percent [§ 18.04.1504(a)(4)]. Bonus units are not counted when determining compliance with the Master Plan [§ 18.04.1504(a)(6)].
Site-Specific Density Reductions
External environmental factors may reduce the allowable number of dwelling units on a specific GC-zoned property.
Hillside Development
If a GC-zoned property is located on a hillside, the maximum number of dwelling units is reduced as the slope increases. The property is divided into "cells" of similar slope, and a reduction factor is applied [§ 18.04.405]:
- 0 - 15% Slope: 1.0 (No reduction)
- 15.1 - 20% Slope: 0.6 factor
- 20.1 - 25% Slope: 0.2 factor
- 25.1 - 30% Slope: 0.1 factor
- Greater than 30% Slope: No density allocation permitted
Floodplain Exclusions
The 100-year floodplain of major drainageways, plus a 15-foot buffer on both sides (up to a total maximum of 80 feet in width), must be excluded from density calculations. These areas are not allocated any development units [§ 18.04.405(a)(2)].