What are the building articulation requirements in the MU-MC (Mixed-Use Midtown Commercial) zoning district?

Wall articulation requirements in the City of Reno are primarily governed by the zoning district and the proximity to residential areas. For projects in Urban Districts, such as the MU-MC district, specific design elements must be employed to eliminate blank walls and ensure human-scale proportions.

Urban District Wall Articulation

Blank walls devoid of architectural details are prohibited on all exterior building facades [Section 18.04.1003(c)(2)a, p. 330]. Facades must be articulated using a combination of the following design elements:

• Variations in roof form or parapet height.
• Variations in building height.
• Projected or recessed building mass.
• Wall plane off-sets.
• Window openings and balconies.
• Distinct changes in texture and color of wall surfaces.
• Recessed entries.
• Unique alternative design elements as approved by the Administrator [Section 18.04.1003(c)(2)a, p. 330].

Quantity Requirements:

• Primary Street-Facing Facades: A minimum of five of the elements listed above must be incorporated.
• Other Facades: Facades facing secondary streets, public parks, plazas, or residentially zoned property must incorporate at least three of these elements [Section 18.04.1003(c)(2)b, p. 330].

Residential Adjacency and Compatibility

Any new building constructed within 150 feet of a property zoned Large-Lot (LL), Single-Family (SF), MF-14, or MD-PD must meet additional compatibility standards [Section 18.04.1003(c)(1), p. 330].

• Stepbacks: For any portion of a building exceeding 24 feet in height, a minimum 1:1 building height-to-stepback ratio (or a 1-foot horizontal setback for every 1 foot of height over 24 feet) is required along the shared property line [Section 18.04.903(c)(1)a, p. 319].
• Height Limits: Buildings within 75 feet of these residential districts are capped at 60 feet in height. Between 75 and 150 feet, the height is capped at 100 feet [Section 18.04.903(c)(2)a, p. 319].

Large Retail Establishment Articulation

Retail buildings with at least 50,000 square feet of gross floor area must meet more rigorous articulation standards to reduce apparent mass [Section 18.04.1006(f)(1)a, p. 340].

• Wall Length Limits: Any wall exceeding 100 feet in length must include changes in wall plane, texture, color, or windows to subdivide the wall into human-scale proportions [Section 18.04.1006(f)(1)b, p. 340].
• 30-Foot Section Rule: Any wall facing a street or pedestrian walkway must include at least three specific features (such as a 3% depth change in wall plane, texture changes, or trellises with vines) within every successive 30-foot section [Section 18.04.1006(f)(1)b.1, p. 340].
• Ground Floor Features: Facades facing public streets must feature arcades, display windows, entry areas, or awnings along at least 60% of their horizontal length [Section 18.04.1006(f)(1)b.2, p. 341].

Employment District Articulation

In Industrial (I), Industrial Commercial (IC), Mixed Employment (ME), and Mixed-Use Airport (MA) districts, articulation is required for facades facing a street or located within 300 feet of and visible from a major arterial or freeway [Section 18.04.1103(c)(2), p. 353].

• Horizontal Articulation: No wall plane may extend horizontally more than two times the height of the wall (three times in I and IC districts) without an offset of at least 15% of the wall's height. This new plane must extend for at least 25% of the maximum length of the first plane [Section 18.04.1103(c)(2)a.1, p. 354].
• Vertical Articulation: Buildings must include a pitched roofline with subordinate rooflines at prominent entries, or ensure no wall extends horizontally more than twice its height without a height change of at least 15% [Section 18.04.1103(c)(2)b, p. 354-355].

Sections Cited

• Section 18.04.903 General Standards for Residential Districts, Page 319
• Section 18.04.1003 General Standards for Urban Districts, Page 330
• Section 18.04.1006 Supplemental Standards for Large Retail Establishments, Pages 340-341
• Section 18.04.1103 General Standards for Employment Districts, Pages 353-355