MU-MC District Dimensional and Setback Standards for Residential Development

In the Mixed-Use Midtown Commercial (MU-MC) district of Reno, NV, dimensional and setback standards are designed to facilitate high-density, pedestrian-oriented development. For residential projects such as townhouses, condominiums, or multi-family units, several exceptions and specific measurements apply to density, setbacks, and building massing.

Density and FAR Exceptions

The MU-MC district encourages higher-density housing, particularly near the Virginia Street corridor.

• Maximum Density Relief: While the standard maximum density is 30 dwelling units (du) per acre, there is no maximum density for developments located within one block of Virginia Street [§ 18.02.312, Note 4].
• Mixed-Use Flexibility: If a development is multi-story and contains both residential and nonresidential uses, no minimum gross floor area ratio (FAR) or minimum density is required [§ 18.04.1003(a)(3)(b)].
• Modification of Standards: Minimum residential densities and FAR may be modified through the approval of a minor site plan review or a phasing plan that demonstrates how the project will meet streetscape requirements in its first phase [§ 18.04.1003(a)(3)(d-e)].
• Adaptive Reuse: Lower densities may be authorized to accommodate the preservation of historic structures or the adaptive reuse of vacant buildings [§ 18.04.1003(a)(3)(c)].

Setback Standards and Exceptions

Setbacks in the MU-MC district are generally minimal to promote an urban, street-facing building pattern, but they are subject to specific measurement rules.

Front Setback Measurements

Unlike standard residential districts, front setbacks in the MU-MC district are measured from the back of the curb (or proposed curb), rather than the property line [§ 18.02.312, Note 9; § 18.04.1003(a)(2)(a)].

• Standard: The baseline front setback is 10 feet [§ 18.02.312, Table 2-25].
• Streetscape Exceptions: To accommodate required sidewalk widths and landscaping, a front setback of 18 feet is required along Virginia Street and Fourth Street. A 12-foot front setback is required along all other streets [§ 18.04.1003(a)(4)(b)].

Side and Rear Setbacks

• Zero Setback Exception: Side and rear setbacks are 0 feet by default. However, a minimum 5-foot setback is required if the building is immediately adjacent to the MU-RES district or a residentially zoned property [§ 18.02.312, Note 7].
• Alley Access Exception: A 0-foot setback is permitted when a property line abuts an alley, provided there is at least 24 feet of backup space (including the alley width) for garage doors or parking spaces [§ 18.02.312, Note 6].

Height and Massing Standards

Dimensional standards for height vary based on proximity to the Virginia Street corridor to ensure compatibility with adjacent neighborhoods.

• Maximum Height: The maximum height is 75 feet (or 5 stories) within one block of Virginia Street. On blocks adjacent to that area, the 75-foot standard must transition to 35 feet (2.5 stories) by the approximate middle of the block [§ 18.02.312, Note 8].
• Compatibility Step-backs: New buildings within 150 feet of a SF (Single-Family), MF-14, or MD-PD district must meet additional setback and step-back standards for compatibility [§ 18.04.1003(c)(1)].
• High-Density Design Criteria: Residential developments exceeding 21 units per acre must incorporate specific design techniques, such as 10-foot building step-backs or orienting balconies away from shared property lines, to maintain a comparable scale with existing structures [§ 18.04.1005(d)(3)(e)].

Building and Garage Orientation

• Garage Setbacks: Any street-facing garage must be set back 20 feet from the sidewalk or planned sidewalk to the face of the garage [§ 18.02.312, Table 2-25].
• Parking Access: In the MU-MC district, parking must be accessed from the alley or the side of the primary structure and must be located behind the front facade [§ 18.04.1005(d)(3)(a)].