Setback Requirements for the MS: Mixed-Use Suburban District in Reno
In the City of Reno’s MS: Mixed-Use Suburban district, buildings must maintain a minimum front setback of 10 feet from the property line. While side and rear setbacks are generally 0 feet, they must be increased to at least 5 feet when the MS: Mixed-Use Suburban property is immediately adjacent to a residentially zoned parcel. Additionally, any street-facing garage within this district must be set back at least 20 feet from the sidewalk to ensure adequate vehicle space [Section 18.02.308].
Standard Setback Requirements
The City of Reno establishes specific dimensional requirements for the MS: Mixed-Use Suburban district to promote a gradual transition of suburban corridors into higher-density mixed-use areas. These standards apply to the principal building as well as any accessory structures, which must follow the same bulk and dimensional standards as the principal structure in this district [Section 18.03.404].
MS: Mixed-Use Suburban Lot and Building Standards
| Setback Type | Requirement |
|---|---|
| Front (Minimum) | 10 feet [1] |
| Side (Minimum) | 0 feet [1] [2] |
| Rear (Minimum) | 0 feet [1] [2] |
| Street-Facing Garage | 20 feet (measured from sidewalk or planned sidewalk) |
Table Notes:
- [1] Alley Exception: A minimum zero-foot setback is permitted by the City of Reno when the property line abuts an alley and at least 24 feet of backup space (including the width of the alley) is provided from all garage doors and parking spaces [Section 18.02.308].
- [2] Residential Adjacency: If a building in the MS: Mixed-Use Suburban district is located immediately adjacent to a residentially zoned property, the minimum side and rear setbacks are increased to 5 feet [Section 18.02.308].
Measurement and Orientation Standards
In the MS: Mixed-Use Suburban district, the front setback is measured as the horizontal distance from the property line to the nearest portion of the building or structure [Section 18.09.205]. Unlike some other Urban Districts in the City of Reno (such as the Mixed-Use Urban or Downtown districts), the MS district measures its 10-foot front setback specifically from the property line rather than the back of the curb [Section 18.04.1003(a)(4)d].
Building Orientation
The City of Reno requires that buildings within the MS: Mixed-Use Suburban district be oriented toward the primary street frontage. For sites larger than two acres, the developer must provide direct pedestrian access from the primary street to all buildings and include enhanced landscaping along that frontage [Section 18.04.1003(a)(6)].
Street Frontage Requirements
To encourage a pedestrian-oriented environment, the City of Reno mandates that at least 30 percent of the primary street frontage in the MS: Mixed-Use Suburban district must consist of building walls or pedestrian amenities [Section 18.04.1003(a)(7)].
Residential Adjacency and Grading
When an MS: Mixed-Use Suburban development is built within 300 feet of a residential zoning district or a mobile home park, it must adhere to additional residential adjacency standards. These rules are designed to protect the character of lower-intensity neighborhoods:
- Grading and Fill: No fill may be placed within 5 feet of a shared property line with a residentially zoned property. For distances up to 20 feet from the shared line, fill depths are capped at 4 feet [Section 18.04.1404].
- Activity Orientation: To the extent feasible, higher-activity areas such as loading zones and parking must be oriented away from the adjacent residential uses [Section 18.04.1405].
- Signage: Advertising signage is strictly prohibited on any building facade in the MS: Mixed-Use Suburban district that faces an abutting residentially zoned property [Section 18.04.1406].
Sections Cited
- Section 18.02.308 MS: Mixed-Use Suburban
- Section 18.03.404 Dimensional Standards: Urban and Employment Zoning Districts
- Section 18.04.1003 General Standards for Urban Districts
- Section 18.04.1402 Applicability (Residential Adjacency)
- Section 18.04.1404 Grading (Residential Adjacency)
- Section 18.04.1405 Site and Building Orientation (Residential Adjacency)
- Section 18.04.1406 Signage Adjacent to Residential
- Section 18.09.205 Property Line Setback/Yard