City of Reno MU-RES: Mixed-Use Midtown Residential Zoning District Guide
The MU-RES: Mixed-Use Midtown Residential zoning district in the City of Reno is designed to accommodate residential development with a maximum density of 30 dwelling units per acre and limited nonresidential uses. This district generally restricts building heights to 35 feet and requires that all parking be accessed from an alley or the side of the property to preserve the pedestrian-oriented character of the Midtown area [Section 18.02.313]. To ensure architectural compatibility with established neighborhoods, the City of Reno prohibits the use of sheet metal siding and smooth-faced gray concrete block as primary exterior materials in this district [Section 18.04.1005].
Purpose and General Character
The City of Reno established the MU-RES district to promote a mix of pedestrian-oriented residential and limited commercial activities specifically within the Midtown area along the Virginia Street corridor [Section 18.02.313]. The district focuses on preserving the "quaint, residential character" of the neighborhood while allowing for low-scale, small-lot development projects [Section 18.04.1005].
The general character of the MU-RES district is defined by its transition from the more commercial sections of Midtown to established residential neighborhoods. It encourages the adaptive reuse of existing single-family homes for limited nonresidential purposes, provided the design remains consistent with the surrounding streetscape and block patterns [Section 18.04.1005].
Permitted Land Uses
The City of Reno allows a broad range of residential and limited commercial uses in the MU-RES district. Per the Table of Allowed Uses [Section 18.03.206], these include:
Residential Uses
- Household Living: Single-family (detached and attached), duplex, triplex, fourplex, and multi-family dwellings are all permitted. Live/work units are also allowed by-right.
- Group Living: Assisted living facilities, boarding houses, convents/monasteries, group homes, private dormitories, and single-room occupancy (SRO) housing are permitted.
Public and Civic Uses
- Community Facilities: Libraries, museums, and public parks are permitted.
- Education: Adult education, childcare centers, vocational schools, and public/private schools (subject to specific standards) are allowed.
- Healthcare: Medical day-use facilities and blood plasma donor centers are permitted.
Commercial and Office Uses
- Food and Beverage: Bakeries, restaurants (with or without alcohol), microbreweries, and bars/lounges are permitted.
- Office and Professional: General offices, financial institutions, laboratories, call centers, and recording studios are permitted.
- Retail: Convenience stores, general retail, and plant nurseries are allowed by-right.
- Personal Services: General personal services and commercial cleaners (drop-off only) are permitted.
Technical Development Standards
Development in the Mixed-Use Midtown Residential district must comply with specific lot, building, and design requirements to maintain the Midtown area's unique aesthetic.
Lot and Building Requirements
The following standards apply to all new construction and significant renovations within the City of Reno MU-RES district:
| Standard | Requirement |
|---|---|
| Maximum Density | 30 dwelling units per acre |
| Maximum Building Height | 35 feet |
| Minimum Front Setback | 10 feet (measured from back of curb) |
| Minimum Side Setback | 5 feet |
| Minimum Rear Setback | 5 feet |
| Street-Facing Garage Setback | 20 feet from sidewalk or planned sidewalk |
| Minimum Building Separation | 10 feet between principal buildings |
[Table 2-26]
Parking and Access Standards
To support a walkable urban environment, the City of Reno enforces strict parking location and access rules for the MU-RES district:
- Access: Parking must be accessed from an alley or the side of the primary structure [Section 18.04.1005].
- Location: All off-street surface parking must be located behind the front facade of the primary building [Section 18.04.1005].
- Ratios: As a "Level 1 Parking District" property, residential uses typically require 1 space per unit for multi-family dwellings, while general office and retail uses require 1 space per 800 square feet [Section 18.04.705].
Design and Compatibility Standards
The City of Reno requires specific architectural treatments in the MU-RES district to protect the visual integrity of Midtown:
- Prohibited Materials: Traditional sheet metal siding, tilt-up concrete panels, and smooth-faced gray concrete block are prohibited as primary exterior materials [Section 18.04.1005].
- Transparency: At least 20% of the total street-facing area of each ground floor must consist of transparent window openings [Section 18.04.1005].
- Adjacency Step-backs: For any portion of a building above 24 feet in height, an additional 1-foot horizontal setback (or 1:1 step-back) is required for each foot of height over 24 feet when abutting lower-density residential districts [Section 18.04.903].
Signage Regulations
Signs in the MU-RES district are regulated to reflect the residential scale of the area.
| Sign Type | Maximum Height | Maximum Area |
|---|---|---|
| Freestanding (Monument) | 8 feet | 125 square feet |
| Wall Sign | N/A | 1 sq. ft. per lineal foot of business frontage |
| Signage for Businesses | 4 feet | 6 feet total length (monument signs) |
[Section 18.05.113; Section 18.04.1005]
Sections Cited
- Section 18.02.313 - MU-RES: Mixed-Use Midtown Residential
- Table 2-26 - MU-RES: Lot and Building Standards
- Section 18.03.206 - Table of Allowed Uses
- Section 18.04.705 - Off-Street Parking Requirements
- Section 18.04.903 - General Standards for Residential Districts
- Section 18.04.1005 - Supplemental Standards for Other Urban Districts
- Section 18.05.113 - Permanent On-Premises Sign Regulations by Zoning District