Allowed and Prohibited Uses in the MS: Mixed-Use Suburban District
The MS: Mixed-Use Suburban zoning district in the City of Reno is designed to transition suburban corridors into high-density residential and various commercial and employment uses. While most residential and standard commercial activities are permitted by right, more intensive uses such as gas stations, car washes, and certain industrial activities require minor conditional use permits or major discretionary review [Section 18.02.308]. Technical standards for the MS: Mixed-Use Suburban district include a minimum 50-foot lot width and a requirement for a minor site plan review for any building exceeding 55 feet in height [Section 18.02.308].
Purpose of the MS: Mixed-Use Suburban District
The City of Reno established the MS: Mixed-Use Suburban district to promote the gradual transition of suburban corridors to a mix of higher-density residential, retail, commercial, and other employment and service-oriented uses. This designation is generally deemed appropriate for areas identified in the Master Plan as Corridors, Employment Areas, or Mixed-Use [Section 18.02.308].
Technical Development Standards
Development within the MS: Mixed-Use Suburban district of the City of Reno must adhere to the following lot and building dimensions:
| Standard | Requirement |
|---|---|
| Lot Width, minimum | 50 ft |
| Front Setback, minimum | 10 ft [1] |
| Side Setback, minimum | 0 ft [1] [2] |
| Rear Setback, minimum | 0 ft [1] [2] |
| Street-Facing Garage Setback | 20 ft (measured from sidewalk or planned sidewalk) |
| Building Separation | 10 ft (between principal buildings) |
| Height, maximum | Minor site plan review required for buildings over 55 feet [3] |
Notes for MS: Mixed-Use Suburban Standards:
- [1] A minimum zero-foot setback is allowed when the property line abuts an alley and at least 24 feet of backup space is provided from all garage doors and parking spaces.
- [2] If the building is located immediately adjacent to a residentially zoned property, a minimum setback of 5 feet is required.
- [3] Buildings exceeding 55 feet require a minor site plan review. [Section 18.02.308]
Allowed Residential Uses
The City of Reno permits a wide variety of housing types within the MS: Mixed-Use Suburban designation to encourage higher density.
- Permitted (P): Duplex, Triplex, Fourplex, Live/Work, Multi-family, Single-Family Attached, Single-Family Detached, Manufactured Home, Assisted Living Facility, Group Home, Private Dorm, and Single-Room-Occupancy.
- Permitted with (*) Standards: Multi-family dwellings and single-family attached units are subject to specific standards [Section 18.03.206].
- Conditional Use Permit (C): Boarding or Rooming House [Section 18.03.206].
Allowed Public, Institutional, and Civic Uses
- Permitted (P): Convent or Monastery, Library, Art Gallery, Museum, Minor Government Facility, Private Club, Lodge, Fraternal Organization, Public Park or Recreation Area, Religious Assembly, Adult Education, Childcare Center, College/University/Seminary, School (Public or Private), and School (Vocational or Trade).
- Minor Conditional Use (M): Childcare Center, Vocational/Trade School.
- Conditional Use (C): Cemetery or Mausoleum, Public Meal or Homeless Services Provider (*) [Section 18.03.206].
Allowed Commercial and Industrial Uses
The MS: Mixed-Use Suburban district allows for a broad spectrum of commercial activity, though some service-oriented uses require additional permits.
| Use Category | Permission Level |
|---|---|
| Bakery (Retail) | Permitted (P) |
| Bar, Lounge, or Tavern | Permitted (P) |
| Restaurant (with or without Alcohol Service) | Permitted (P) |
| Hotel or Bed and Breakfast Inn | Permitted (P) |
| Financial Institution | Permitted (P) |
| Office (General) | Permitted (P) |
| Personal Service (General) | Permitted (P) |
| General Retail (All sizes) | Permitted (P) |
| Urban Farm | Minor Conditional Use (M) |
| Car Wash | Minor Conditional Use (M) |
| Gas Station | Minor Conditional Use (M) |
| Auto Service and Repair | Permitted (P*) |
| Mini-warehouse | Conditional Use (C) |
| Outdoor Storage | Conditional Use (C) |
| Warehouse or Distribution Center | Conditional Use (C) |
| Data Center | Conditional Use (C) |
| [Section 18.03.206] |
Prohibited Uses
The following uses are expressly prohibited within the City of Reno’s MS: Mixed-Use Suburban district (indicated by blank cells in the Table of Allowed Uses):
- Residential: Mobile Home Parks and Mobile Home Subdivisions.
- Institutional: Major Government Facilities and Prisons or Custodial Institutions.
- Commercial: Hotel or Motel with Nonrestricted Gaming.
- Industrial: Hazardous Waste Facilities, Outdoor Manufacturing, Processing, Assembly, or Fabrication, and Wrecking, Salvage, or Junk Yards.
- Resource/Extraction: Mining Operations [Section 18.03.206].
Parking Requirements
The MS: Mixed-Use Suburban district typically falls under Level 2 Parking District standards in the City of Reno, unless the property is within 600 feet of a Level 1 or Downtown district, which may allow for reductions [Section 18.04.705].
| Residential Use | Level 2 Parking Requirement (Minimum) |
|---|---|
| Dwelling (Duplex, Fourplex, Multi-family) | 1 per 1,250 sq. ft. per unit (not to exceed 2 per unit) |
| Single-Family (Attached or Detached) | 1 per 1,250 sq. ft. per unit (not to exceed 3 per unit) |
| Senior Citizen Housing | 0.5 per bedroom + 1 per employee for the largest shift |
| [Section 18.04.705] |
Sections Cited
- Section 18.02.308 MS: Mixed-Use Suburban
- Section 18.03.206 Table of Allowed Uses
- Section 18.04.705 Off-Street Parking Requirements