MU: Mixed-Use Urban District Guide (Reno, NV)
The MU: Mixed-Use Urban zoning district in the City of Reno is designed to facilitate high-density, pedestrian-oriented development along major transit corridors, requiring a minimum floor area ratio (FAR) of 0.75 for properties abutting Virginia or Fourth Streets. This district promotes a mix of residential, commercial, and employment uses, with specific standards requiring that at least 60 percent of the primary street frontage be occupied by building walls or pedestrian amenities.
Purpose and General Character
The City of Reno established the MU: Mixed-Use Urban district to promote a compact, urban pattern of mixed-use development. These areas are strategically located adjacent to existing or planned high-frequency transit corridors where high levels of pedestrian activity are desired [Section 18.02.307(a)].
The general character of the MU: Mixed-Use Urban district is defined by its intensity. Higher-intensity developments are concentrated along designated "Urban Corridors," which include Virginia Street, Fourth Street, Mill Street, and Plumb Lane. As the district moves away from these corridors and toward adjacent residential neighborhoods, the intensity of development decreases to ensure a compatible transition [Section 18.02.307(a)].
Lot and Building Standards
Development within the MU: Mixed-Use Urban district is governed by specific dimensional requirements intended to support an urban environment. These standards vary depending on whether the property abuts a primary Urban Corridor.
| Standard | Requirement |
|---|---|
| Lot Width, Minimum | 30 feet [Table 2-20] |
| FAR, Minimum (Virginia/Fourth St.) | 0.75 [Table 2-20] |
| FAR, Minimum (Other Streets) | 0.25 [Table 2-20] |
| Density, Minimum (Virginia/Fourth St.) | 18 dwelling units per acre [Table 2-20] |
| Front Setback (Virginia/Fourth St.) | 18 feet (measured from back of curb) [Table 2-20] |
| Front Setback (Other Streets) | 12 feet (measured from back of curb) [Table 2-20] |
| Side Setback | 0 feet (5 feet if adjacent to residential) [Table 2-20] |
| Rear Setback | 0 feet (5 feet if adjacent to residential) [Table 2-20] |
| Height Threshold for Review | Minor Site Plan Review required for buildings > 85 feet [Section 18.02.307, Note 5] |
Permitted Land Uses
The MU: Mixed-Use Urban district allows for a broad integration of land uses, including residential, commercial, and limited industrial activities.
Residential and Group Living
The MU: Mixed-Use Urban district permits a wide array of housing types by-right, including single-family (attached and detached), duplexes, triplexes, fourplexes, and multi-family dwellings. Most group living arrangements, such as assisted living facilities, group homes, and boarding houses, are also permitted by-right [Table 3-1].
Commercial and Employment
Most commercial uses are permitted in the MU: Mixed-Use Urban district to foster a 24-hour urban environment. These include:
- Permitted by Right (P): Restaurants (with or without alcohol service), general retail, financial institutions, offices, and personal services [Table 3-1].
- Minor Conditional Use Permit (M): Outdoor amusement or recreation [Table 3-1].
- Conditional Use Permit (C): Convention centers, sports arenas, bus terminals, and car washes [Table 3-1].
Industrial and Utilities
While primarily commercial and residential, the MU: Mixed-Use Urban district allows for light industrial uses that are compatible with an urban setting, such as printing and publishing, custom and craft manufacturing, and wholesale operations. Heavier industrial uses like warehousing or data centers require a Conditional Use Permit [Table 3-1].
Supplemental Development Standards
To maintain the intended urban character of the City of Reno, the MU: Mixed-Use Urban district includes several supplemental requirements:
- Pedestrian Amenities: New developments must provide pedestrian amenities—such as plazas, artwork, fountains, or seating—valued at one percent of the total project costs, excluding land and financing [Section 18.04.1003(a)(5)].
- Street Frontage: To ensure a continuous urban fabric, a minimum of 60 percent of the primary street frontage must be comprised of building walls or approved pedestrian amenities [Section 18.04.1003(a)(7)].
- Building Orientation: New buildings on sites smaller than two acres must be oriented toward the primary street frontage [Section 18.04.1003(a)(6)].
- Sidewalks: Sidewalks in the MU: Mixed-Use Urban district must include a minimum six-foot obstruction-free zone. Along Virginia and Fourth Streets, an additional eight-foot zone for street furniture and trees is required between the curb and the sidewalk [Section 18.04.1003(a)(4)].
Sections Cited
- Section 18.02.307 MU: Mixed-Use Urban
- Section 18.03.206 Table of Allowed Uses
- Section 18.04.1003 General Standards for Urban Districts