Building Height Measurement and Calculation in the City of Reno
In the City of Reno, building height is fundamentally measured from the finished floor of a structure to the highest point of a flat roof or the vertical midpoint of a sloped roof. For developments situated on sloping terrain, the City of Reno calculates height based on the average finished grade, determined by the average distance between the highest and lowest points of the grade. Specific architectural and functional appurtenances, such as church spires, chimneys, and certain elevator towers, are expressly excluded from maximum height limitations provided they meet specific area and usage criteria.
General Measurement Methods
The City of Reno utilizes standardized methods to determine the vertical height of structures based on their roof design and the topography of the building site. According to the City of Reno land development regulations, these measurements are taken as follows:
- Flat Roofs: Height is measured from the finished floor to the highest point of the coping of the roof [Section 18.09.207(a)].
- Mansard Roofs: Height is measured from the finished floor to the deck line of the roof [Section 18.09.207(a)].
- Pitched, Hipped, or Gabled Roofs: Height is measured from the finished floor to the midpoint between the peak of the roof and the eave line [Section 18.09.207(a)].
- Sloping Terrain and Daylight Basements: Height is calculated from the average finished grade to the midpoint of the roof. The average finished grade is determined by calculating the average distance between the highest and lowest points of the grade [Section 18.09.207(a)].
Exclusions from Height Limits
Certain structures and architectural features are not included when calculating the maximum height of a building in the City of Reno. These exclusions ensure that necessary functional elements and decorative features do not penalize a project's allowable massing.
Table: Elements Excluded from City of Reno Height Calculations
| Feature | Conditions for Exclusion |
|---|---|
| Architectural Features | Church spires, belfries, cupolas, and domes are excluded unless the City of Reno deems them a hazard [Section 18.09.207(b)(1)]. |
| Functional Equipment | Chimneys, flues, flagpoles, water towers, and radio towers are excluded [Section 18.09.207(b)(1)]. |
| Parapet Walls | Must extend four feet or less above the limiting height of the building [Section 18.09.207(b)(2)]. |
| Rooftop Structures | Bulkheads, elevator towers, one-story penthouses, and water tanks are excluded if they are not used for living space and their aggregate area does not exceed 25% of the total roof area [Section 18.09.207(b)(3)]. |
| Subsurface Areas | Underground crawl spaces and basements are not included if they are located completely under the ground level [Section 18.09.207(a)]. |
Residential Story Definitions
The City of Reno further refines height through the definition of "stories," particularly in residential districts where height is often capped by a specific number of floors.
- First Story: This is defined as the lowest story in a building, provided that the floor level is not more than four feet below grade for more than 50% of the perimeter, or not more than eight feet below grade at any point [Section 18.09.303].
- Half Story: A partial upper story limited to a 12-foot maximum height between the floor and ceiling. A half-story cannot exceed 50% of the building footprint and must be located on a building where the first story floor elevation does not exceed the average ground level of the building perimeter by more than four feet [Section 18.09.303].
Height Compatibility and Adjacency Standards
When a new building in the City of Reno is constructed near lower-density residential zones, specific height limitations apply to ensure compatibility.
Table: City of Reno Adjacency Height Limits
| Distance from Property Line | Maximum Building Height Allowed |
|---|---|
| Within 75 Feet | Shall not exceed 60 feet [Section 18.04.903(c)(2)]. |
| 75 to 150 Feet | Shall not exceed 100 feet [Section 18.04.903(c)(2)]. |
Note: These standards apply when the subject property is adjacent to LLR (Large Lot Residential), SF (Single-Family), MF-14 (Multi-Family), or MD-PD (Downtown Powning) districts [Section 18.04.903(c)(2)].
Height Stepbacks
For any portion of a building exceeding 24 feet in height that is adjacent to protected residential districts, a minimum of an additional one-foot horizontal setback (or a 1:1 height-to-stepback ratio) is required for each foot of height over 24 feet [Section 18.04.903(c)(1)].
Maximum Height by District
Maximum building heights vary significantly across the different zoning districts established by the City of Reno.
Table: City of Reno Maximum Height Standards by District
| Zoning District | Maximum Height Limit |
|---|---|
| LLR-2.5, LLR-1, LLR-0.5 | 45 Feet [Tables 2-4, 2-5, 2-6] |
| SF-3, SF-5, SF-8, SF-11 | 35 Feet [Tables 2-7, 2-8, 2-9, 2-10] |
| MF-14, MF-21, MF-30 | 35 Feet / 45 Feet (variations apply) [Tables 2-11, 2-12, 2-13] |
| MD-PD (Powning District) | 40 Feet [Table 2-19] |
| NC (Neighborhood Commercial) | 35 Feet [Table 2-23] |
| PO (Professional Office) | 35 Feet [Table 2-24] |
| I, IC, ME (Employment) | 55 Feet [Tables 2-27, 2-28, 2-29] |
| GC (General Commercial) | 65 Feet [Table 2-22] |
Sections Cited
- Section 18.04.903 (General Standards for Residential Districts)
- Section 18.09.207 (Height Measurement and Exclusions)
- Section 18.09.303 (Definitions of Story types)
- Chapter 18.02, Article 2 (Residential Districts Standards)
- Chapter 18.02, Article 3 (Urban Districts Standards)
- Chapter 18.02, Article 4 (Employment Districts Standards)