MS: Mixed-Use Suburban Development Guide for the City of Reno
The MS: Mixed-Use Suburban zoning district in the City of Reno facilitates the gradual transition of suburban corridors into integrated environments featuring higher-density residential, retail, commercial, and service-oriented uses. Key development regulations include a base front setback of 10 feet, a height threshold of 55 feet before a minor site plan review is required, and a minimum lot width of 50 feet.
Purpose and General Character
The MS: Mixed-Use Suburban district is established by the City of Reno to promote a mix of land uses along identified suburban corridors. The primary intent is to transition these areas from traditional low-intensity suburban development into more active hubs that include higher-density housing and diverse employment opportunities. According to the City of Reno land development code, this district is most appropriate within or adjacent to areas identified as Corridors, Employment Areas, or Mixed-Use zones within the City's Master Plan structure [Section 18.02.308].
Lot and Building Standards
Development within the MS: Mixed-Use Suburban district must adhere to specific intensity and dimensional requirements. While the district encourages a compact form, it maintains certain separation and setback standards to ensure compatibility with surrounding uses.
Dimensional Requirements for MS: Mixed-Use Suburban
| Standard | Requirement |
|---|---|
| Minimum Lot Width | 50 feet |
| Minimum Front Setback | 10 feet [1] |
| Minimum Side Setback | 0 feet [1] [2] |
| Minimum Rear Setback | 0 feet [1] [2] |
| Street-Facing Garage Setback | 20 feet from sidewalk or planned sidewalk |
| Minimum Building Separation | 10 feet between principal buildings |
| Maximum Building Height | Minor site plan review required for buildings over 55 feet |
Table Notes:
- [1] A minimum zero-foot setback is permitted if 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.
[Source: Table 2-21]
Permitted Land Uses
The City of Reno allows a broad range of residential and commercial activities within the MS: Mixed-Use Suburban district to encourage a self-sustaining urban pattern.
Residential Uses
The following residential types are permitted by-right in the MS: Mixed-Use Suburban district:
- Duplex, Triplex, and Fourplex dwellings.
- Live/Work units.
- Multi-family dwellings.
- Single-family attached and detached dwellings.
- Manufactured homes and group homes.
Public and Institutional Uses
The district accommodates various civic and community services, including:
- Adult education and vocational schools.
- Childcare centers.
- Public parks and recreation areas.
- Religious assemblies and community centers.
Commercial and Industrial Uses
The City of Reno allows diverse commercial operations, though some more intensive uses require additional review:
- Permitted by Right: General retail, restaurants, professional offices, bakeries, and financial institutions.
- Minor Conditional Use Permit Required: Indoor manufacturing or processing and certain animal-related services.
- Conditional Use Permit Required: Mini-warehouses, outdoor storage, and event centers.
[Source: Table 3-1]
Site Development Standards
Parking Requirements
Parking in the MS: Mixed-Use Suburban district follows the "Level 2 Parking District" standards of the City of Reno, which are based on the specific type of use and building size.
| Use Category | Minimum Parking Requirement |
|---|---|
| Residential (General) | 1 space per 1,250 sq. ft. per unit (not to exceed 2-3 per unit depending on type) |
| General Office | 1 per 400 sq. ft. |
| General Retail | 1 per 250 sq. ft. |
| Restaurant | 1 per 200 sq. ft. |
[Source: Table 4-6]
Landscaping and Buffering
The City of Reno requires permanent landscaping in the MS: Mixed-Use Suburban district to enhance the corridor's aesthetics and mitigate heat island effects.
- Standard Requirement: 20% of the gross land area must be landscaped.
- High-Intensity Exception: If the project exceeds a density of 20 dwelling units per acre or a Floor Area Ratio (FAR) of 1.0, the minimum landscape area is reduced to 10% of the gross land area.
- Street Trees: Trees must be planted adjacent to the right-of-way at a minimum average rate of one tree for every 30 feet of street frontage.
[Source: Table 4-13 and Section 18.04.804]
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
- Section 18.04.804, Minimum Landscaping Required