MU-MC District Setback and Measurement Standards
In the MU-MC district, the minimum front setback is 10 feet, while the side and rear setbacks are 0 feet. A critical exception applies to front setbacks, which are measured from the back of the curb rather than the property line. If the property is adjacent to a residential district, the side and rear setbacks must increase to 5 feet.
In Reno, the Mixed-Use Midtown Commercial (MU-MC) district features unique setback requirements and measurement rules designed to promote pedestrian-oriented, high-density development. Unlike standard residential districts, the MU-MC district typically allows for zero-foot setbacks to facilitate attached structures, while utilizing specific measurement points for front yards.
MU-MC Standard Setbacks
The following table outlines the minimum setback requirements for principal buildings within the MU-MC district:
| Standard | Requirement |
|---|---|
| Front Setback | 10 feet [Section 18.02.312] |
| Side Setback | 0 feet [Section 18.02.312] |
| Rear Setback | 0 feet [Section 18.02.312] |
| Street-Facing Garage | 20 feet from sidewalk or planned sidewalk [Section 18.02.312] |
| Building Separation | 10 feet between principal buildings [Section 18.02.312] |
The "Back of Curb" Measurement Rule
One of the most critical exceptions for the MU-MC district is the point of measurement for front setbacks. While most districts measure from the property line, front setbacks in the MU-MC district are measured from the back of the curb or the proposed curb [Section 18.09.205(a)(2); Section 18.02.312, Note 9].
Residential Adjacency and Compatibility
While the MU-MC district generally permits 0-foot side and rear setbacks to encourage attached housing and urban storefronts, a specific exception applies when the development is adjacent to residential zones:
- Residential Adjacency: If a building in the MU-MC district is located immediately adjacent to a residentially zoned property or the MU-RES (Mixed-Use Midtown Residential) district, the minimum side and rear setbacks are increased to 5 feet [Section 18.02.312, Note 7].
- Measurement: When a use triggers residential adjacency requirements, the distance is measured from parcel line to parcel line [Section 18.09.205(i)(4)].
Attached Residential Structures and Intrusions
Because the MU-MC district defaults to a 0-foot side and rear setback, single-family attached dwellings (such as townhomes) are inherently supported. However, there are specific rules for "intrusions" or structures attached to these dwellings that extend into required yards:
Patio Covers and Decks
- Patio Covers: Attached, unenclosed structures (like patio covers) may extend into a required rear setback provided they do not exceed 12 feet in height, do not exceed the ground floor level of the house, and maintain at least a 10-foot distance from the rear property line [Section 18.09.205(f)].
- Ground Floor Decks: Attached uncovered decks may extend into required side or rear setbacks but must maintain a minimum 5-foot setback from any property line [Section 18.09.205(g)].
- Upper-Level Decks: Any deck with a floor level above the ground floor of the principal building must meet the full minimum setback requirements of the MU-MC district [Section 18.09.205(h)].
Architectural Features
Cornices, canopies, chimneys, and eaves may extend into a required yard by a maximum of two feet [Section 18.09.205(e)(1)].
General Measurement and Rounding Rules
- Private Roadways: If a parcel includes a private roadway or access easement serving more than four residential units, setbacks must be measured from the edge of that roadway rather than the property line [Section 18.09.205(a)(1)b].
- No Rounding: Minimum setback requirements are absolute. The general rule allowing for rounding of fractions does not apply to setbacks; if a minimum is 10 feet, the building must be at least 10.00 feet away [Section 18.09.209(d)].