Commission backs allowing multifamily in commercial zones, pares back some design rules

Washoe County planners presented and the Planning Commission on Feb. 3 recommended a development-code amendment to allow multifamily residential uses in commercial regulatory zones while adopting development standards aimed at preserving viable street-level commercial space.

Senior planner Eric Young said the draft (WDCA250005) responds to a state mandate to allow multifamily in commercial districts and proposes tying densities in commercial zones to comparable residential intensities — for example, proposing 14 dwelling units per acre for general and tourist commercial to align with low-density urban residential standards. The draft also proposes minimum commercial percentages, limits on civic uses, ground-floor transparency standards and minimum ground-floor ceiling heights intended to support viable commercial frontage.

Young described specific draft standards: a 25% minimum commercial component for certain projects, "a minimum of 80% of the ground floor" dedicated to commercial or civic use types for some mixed-use projects, and a requirement that a high percentage of ground-floor frontage use transparent facade materials; staff said these standards were selected to improve pedestrian experience and commercial viability.

Commissioners voiced concern that some proposed standards (identified in the draft as items d, e and h) would impose architectural and pedestrian requirements on mixed-use projects that are not applied to stand-alone commercial or residential projects. Several commissioners proposed removing those specific standards now and asking staff to return with broader design standards applicable countywide. Commissioners also discussed whether explicit height caps should be applied (e.g., retaining existing 35-foot caps in some areas and allowing higher heights via special-use permit), and asked staff to craft language that would not conflict with the state's requirement that certain developments be allowed by right.

Resident Pat Davidson, who attended a neighborhood meeting, said she supported staff’s approach and stressed the value of flagging potential loss of neighborhood-serving commercial uses during project review.

After debate the commission voted to forward WDCA250005 to the Board of County Commissioners with amendments removing standards d, e and h from section 110.403.0.15 and adding a mechanism for height exceptions by special-use permit, and directed staff to develop design standards for later consideration.