Mixed-Use Urban (MU) Zoning Guide for the City of Reno

The Mixed-Use Urban (MU) zoning district in the City of Reno is designed to facilitate high-density residential, commercial, and employment integration along high-frequency transit corridors like Virginia Street and Fourth Street. While most residential and retail uses are permitted by right, building heights exceeding 85 feet require a minor site plan review, and specific intensive uses such as warehouses or transitional living facilities require conditional use permits [Section 18.02.307].

Purpose and Characteristics

The City of Reno established the MU: Mixed-Use Urban district to promote an urban development pattern where higher pedestrian activity is desired. The district is strategically located adjacent to existing or planned transit corridors, with the highest intensities placed along designated Urban Corridors—specifically Virginia Street, Fourth Street, Mill Street, and Plumb Lane—and lower intensities serving as transitions to adjacent residential neighborhoods [Section 18.02.307].

Technical Development Standards

Development within the MU: Mixed-Use Urban district must adhere to specific lot, bulk, and intensity standards. These standards vary depending on whether the property abuts a primary Urban Corridor or a secondary street.

Standard	Requirement for MU: Mixed-Use Urban
Minimum Lot Width	30 feet [Table 2-20]
Minimum FAR (Abutting Virginia/Fourth St)	0.75 [Table 2-20]
Minimum FAR (Abutting other streets)	0.25 [Table 2-20]
Minimum Density (Abutting Virginia/Fourth St)	18 dwelling units per acre [Table 2-20]
Front Setback (Virginia/Fourth St)	18 feet [Table 2-20]
Front Setback (Other streets)	12 feet [Table 2-20]
Side and Rear Setbacks	0 feet (5 feet if adjacent to residential) [Table 2-20]
Street-Facing Garage Setback	20 feet from sidewalk [Table 2-20]
Building Separation	10 feet between principal buildings [Table 2-20]
Height Review Threshold	Minor site plan review required if > 85 feet [Section 18.02.307]

Allowed Residential Uses

The MU: Mixed-Use Urban district permits a wide array of housing types to encourage a diverse resident population and support local businesses.

• Permitted by Right (P): Duplex, Triplex, Fourplex, Multi-family dwellings, Live/Work units, Single-family (attached and detached), Manufactured homes, and Group homes [Table 3-1].
• Permitted with Minor Conditional Use Permit (M): Multi-family dwellings or single-family attached projects with 20 to 99 units (Note: 100+ units require a full Conditional Use Permit) [Section 18.03.302].
• Conditional Use Permit Required (C): Transitional living facilities [Table 3-1].

Allowed Public, Institutional, and Civic Uses

These uses are intended to provide essential community services and cultural amenities within the City of Reno's urban core.

• Permitted by Right (P): Library, Art Gallery, Museum, Minor Government Facility, Public Park or Recreation Area, Religious Assembly, Adult Education, Childcare Center, and Vocational/Trade Schools [Table 3-1].
• Conditional Use Permit Required (C): Public Meal or Homeless Service Providers [Table 3-1].

Allowed Commercial and Retail Uses

The City of Reno allows most standard commercial and retail activities in the MU: Mixed-Use Urban district to create a vibrant, self-sustaining environment.

• Permitted by Right (P): Bakery (retail), Bar/Lounge/Tavern, Restaurant, Financial Institution, General Office, Personal Services (General), and General Retail (all sizes) [Table 3-1].
• Permitted with Minor Conditional Use Permit (M): Indoor Manufacturing, Processing, or Assembly [Table 3-1].
• Conditional Use Permit Required (C): Event Centers/Banquet Halls, Sports Arenas/Stadiums, and Recreational Vehicle Parks [Table 3-1].

Allowed Industrial and Utility Uses

Industrial uses in the MU: Mixed-Use Urban district are generally limited to those compatible with an urban, mixed-use environment.

• Permitted by Right (P): Custom and Craft Manufacturing, Food Processing/Wholesale Bakery, and Printing/Publishing [Table 3-1].
• Conditional Use Permit Required (C): Data Centers and Warehouse or Distribution Centers [Table 3-1].

Prohibited Uses

The following uses are explicitly or effectively prohibited in the MU: Mixed-Use Urban district (indicated by a blank cell in the Table of Allowed Uses):

• Residential: Mobile Home Parks [Table 3-1].
• Civic: Cemeteries, Mausoleums, Major Government Facilities (e.g., landfills), and Prisons [Table 3-1].
• Industrial: Animal Byproduct Processing, Chemical Manufacturing, Hazardous Waste Facilities, Mining Operations, Salvage Yards, and Septic Tank Services [Table 3-1].
• Adult Businesses: These are generally prohibited in the MU: Mixed-Use Urban district unless a specific overlay applies [Table 3-1].

Required Parking Ratios

The MU: Mixed-Use Urban district is classified as a "Level 1 Parking District" for the City of Reno, which features lower minimum requirements to support transit use and walkability [Section 18.04.705].

Use Category	Minimum Requirement (Level 1 District)
Residential (General)	1 space per unit [Table 4-6]
Restaurant/Retail	1 space per 400 sq. ft. [Table 4-6]
Office (General)	1 space per 800 sq. ft. [Table 4-6]
Medical Facility	1 space per 600 sq. ft. [Table 4-6]

Sections Cited

• Section 18.02.307 MU: Mixed-Use Urban
• Section 18.03.206 Table of Allowed Uses
• Section 18.03.302 Residential Uses (Use-Specific Standards)
• Section 18.04.705 Off-Street Parking Requirements
• Section 18.04.1003 General Standards for Urban Districts
• Table 2-20 MU: Lot and Building Standards
• Table 3-1 Table of Allowed Uses
• Table 4-6 Off-Street Parking Requirements