Off-Street Parking Requirements for the SPD: Specific Plan District in Reno
In the City of Reno, off-street parking requirements for the SPD: Specific Plan District are primarily governed by the unique project-specific standards established within each development's individual Specific Plan District Handbook. Unless the approved handbook specifies alternative ratios, residential and commercial projects within the SPD: Specific Plan District must adhere to the "Level 2 Parking District" standards as defined by the City of Reno Land Development Code.
Understanding Parking in the SPD: Specific Plan District
The SPD: Specific Plan District is a special purpose district designed to accommodate projects that function as a single integrated entity. Because these projects often require unique design solutions, the City of Reno allows the project applicant to propose modified development standards, including parking, within a required "SPD Handbook" [Section 18.02.506].
Generally, all development and design standards for an SPD project are based on an existing "base" zoning district. However, if a handbook does not provide specific parking ratios, the City of Reno applies the Level 2 Parking District standards. Under the City of Reno code, the Level 2 Parking District applies to all zoning districts that are not specifically located within the Downtown Parking District or the Level 1 Parking District [Section 18.04.705(a)(1)(c)].
Residential Parking Requirements
Residential projects within the SPD: Specific Plan District that follow the default Level 2 standards must provide parking based on the square footage of the units. The code establishes a minimum requirement that is also capped by a maximum number of spaces per unit to prevent over-parking.
Level 2 Residential Parking Table
| Residential Use Type | Level 2 Parking District Minimum Requirement |
|---|---|
| Dwelling, Duplex | 1 per 1,250 sq. ft. per unit (not to exceed 2 per unit) |
| Dwelling, Triplex | 1 per 1,250 sq. ft. per unit (not to exceed 2 per unit) |
| Dwelling, Fourplex | 1 per 1,250 sq. ft. per unit (not to exceed 2 per unit) |
| Dwelling, Multi-family | 1 per 1,250 sq. ft. per unit (not to exceed 2 per unit) |
| Dwelling, Live/Work | 1 per 1,250 sq. ft. per unit (not to exceed 3 per unit) |
| Dwelling, Single-Family Attached | 1 per 1,250 sq. ft. per unit (not to exceed 3 per unit) |
| Dwelling, Single-Family Detached | 1 per 1,250 sq. ft. per unit (not to exceed 3 per unit) |
| Manufactured Home | 1 per 1,250 sq. ft. per unit (not to exceed 3 per unit) |
[Section 18.04.705, Table 4-6]
Commercial and Non-Residential Parking Requirements
Commercial parking for the SPD: Specific Plan District is typically calculated based on the gross floor area of the use. If a use is not specifically listed in the code's master table, the City of Reno Administrator is authorized to apply the requirement of the most similar occupancy classification or require a parking demand study [Section 18.04.704(c)].
Level 2 Commercial Parking Table (Default)
| Commercial/Non-Residential Use Type | Level 2 Parking District Minimum Requirement |
|---|---|
| General Retail (less than 10,000 sq. ft.) | 1 per 250 sq. ft. |
| General Retail (10,000 sq. ft. or more) | 1 per 250 sq. ft. |
| Restaurant (with or without Alcohol) | 1 per 200 sq. ft. |
| Office, General | 1 per 400 sq. ft. |
| Financial Institution | 1 per 400 sq. ft. |
| Personal Service, General | 1 per 300 sq. ft. |
| Medical Facility, Day Use | 1 per 400 sq. ft. |
| Hotel / Motel | 0.72 per guest room, plus parking for other site uses |
[Section 18.04.705, Table 4-6]
Parking Calculation and Adjustments
When calculating the required number of spaces for a project in the City of Reno, the following rules apply:
- Area Measurement: All requirements are computed based on the gross floor area of the use, but structured parking within a building is not included in the calculation [Section 18.04.704(a)].
- Rounding: If the calculation results in a fractional number, the requirement is rounded. Fractions of 0.50 or greater are rounded up to the nearest whole number, while 0.49 or less are rounded down [Section 18.09.209].
- Compact Spaces: Up to 25 percent of the required parking spaces in an SPD: Specific Plan District parking lot may be sized for compact cars (8 feet wide by 16 feet long) [Section 18.04.707(c)(2)].
- Shared Parking: For mixed-use SPD projects, the City of Reno may allow for a reduction in total required spaces through a shared parking agreement if the different uses have varying peak demand times (e.g., residential and office uses sharing the same lot) [Section 18.04.706(c)].
Sections Cited
- Section 18.02.506 SPD: Specific Plan District
- Section 18.04.704 Calculation of Parking and Loading Requirements
- Section 18.04.705 Off-Street Parking Requirements
- Section 18.04.706 Parking Alternatives, Credits, and Adjustments
- Section 18.04.707 Off-Street Parking Layout and Design
- Section 18.09.209 Rounding