off-Street Parking Standards for the MU: Mixed-Use Urban District in Reno
In the City of Reno, the MU: Mixed-Use Urban district is categorized under the Level 1 Parking District for the purpose of determining off-street parking minimums. Residential developments typically require one parking space per dwelling unit, while commercial requirements vary by specific use, such as one space per 800 square feet for general office uses [Section 18.04.705]. Importantly, the City of Reno allows for a 40 percent reduction in these minimums for properties located within one-quarter mile of the Mixed-Use Downtown districts or specific high-frequency bus rapid transit corridors [Section 18.04.705].
Level 1 Parking District Designation
The City of Reno Annexation and Land Development Code establishes different parking districts to reflect the varying transit availability and walkability of different areas. The MU: Mixed-Use Urban district is expressly assigned to the Level 1 Parking District [Section 18.04.705]. While the Downtown district has no minimum parking requirements, the MU: Mixed-Use Urban district maintains specific minimums to ensure adequate facilities while supporting a compact urban pattern.
Residential Parking Requirements
For residential projects within the MU: Mixed-Use Urban district, the City of Reno applies a standardized requirement across most household living types.
Minimum Residential Ratios (Level 1)
| Residential Use Type | Minimum Parking Requirement |
|---|---|
| Single-Family (Detached, Attached, or Duplex) | 1 space per unit |
| Multi-family Dwellings | 1 space per unit |
| Live/Work Dwellings | 1 space per unit |
| Manufactured Homes | 1 space per unit |
| Group Home | 1 space per 3 resident beds |
| Assisted Living Facility | 1 space per 2.5 resident beds |
| Private Dormitory | 1 space per 3 resident beds |
| Single-Room-Occupancy (SRO) | 1 space per every 4 units |
[Table 4-6]
Commercial and Nonresidential Parking Requirements
Nonresidential requirements in the MU: Mixed-Use Urban district are generally calculated based on the gross floor area of the use. For commercial uses not explicitly listed in the main table, the City of Reno applies a "catch-all" ratio of one space per 500 square feet for the first 3,000 square feet, plus one space per 5,000 square feet of additional area [Section 18.04.704, Table 4-6].
Minimum Nonresidential Ratios (Level 1)
| Commercial/Civic Use Type | Minimum Parking Requirement |
|---|---|
| General Office | 1 per 800 sq. ft. |
| Financial Institution | 1 per 800 sq. ft. |
| General Retail (10,000+ sq. ft.) | 1 per 400 sq. ft. |
| Restaurant (with or without Alcohol) | 1 per 200 sq. ft. (See Note below) |
| Medical Facility, Day Use | 1 per 600 sq. ft. |
| Personal Service, General | 1 per 400 sq. ft. |
| Hotel / Motel | 1 per 2 guest rooms (plus parking for ancillary uses) |
| Childcare Center | 1 per 500 sq. ft. |
| Animal Clinic / Hospital | 1 per 500 sq. ft. |
| All Other Commercial Uses | 1 per 500 sq. ft. (up to 3,000 sf) + 1 per 5,000 sq. ft. thereafter |
Note on Ratios: Where Table 4-6 lists "--" for a specific Level 1 requirement, the Administrator may apply the "All Other Commercial" ratio or determine the requirement based on a parking demand study [Section 18.04.704].
Parking Reductions and Adjustments
The City of Reno provides several mechanisms to reduce the required number of off-street spaces in the MU: Mixed-Use Urban district to encourage transit-oriented development.
- Transit Proximity Reduction: Properties in the MU: Mixed-Use Urban district that are located entirely or partly within one-quarter mile of the Mixed-Use Downtown (MD-) districts or the centerline of the Virginia Street or Fourth Street bus rapid transit (BRT) routes may reduce their minimum parking to 60 percent of the standard Level 1 minimum [Section 18.04.705].
- Mixed-Use Building Exception: If a project in the MU: Mixed-Use Urban district contains more than one story and a mix of residential and nonresidential uses, the City of Reno does not mandate a minimum gross floor area ratio or density, which may influence total parking needs [Section 18.04.1003].
- On-Street Parking Credits: The Administrator may approve the substitution of on-street parking for required off-street parking, provided the on-street spaces abut the project site and are available to the general public [Section 18.04.706].
- Shared Parking: Shared parking is encouraged. In the MU: Mixed-Use Urban district, shared or off-site parking for nonresidential uses may be located within one-quarter mile of the property it serves, provided a legal pedestrian route exists [Section 18.04.706].
Design and Location Standards
In the MU: Mixed-Use Urban district, the placement of parking is regulated to maintain the district's pedestrian-oriented character.
- Frontage Limitation: Parking between residential living areas and street frontages is limited to a maximum of 50 percent of the total street frontage [Section 18.04.903].
- Surface Parking Landscaping: All surface parking lots must provide a minimum of 25 square feet of landscaped area for each off-street parking space. This area must include at least one tree for every 12 spaces in lots with 12 or more spaces in width [Section 18.04.804].
- Bicycle Parking: The MU: Mixed-Use Urban district requires one bicycle parking space per residential unit and varying ratios for commercial uses (e.g., 1 per 300 square feet for community facilities) [Table 4-8].
Sections Cited
- 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 18.04.804 Minimum Landscaping Required
- Section 18.04.903 General Standards for Residential Districts
- Section 18.04.1003 General Standards for Urban Districts