Washoe County introduces density bonus for small units and adopts code to allow multifamily in commercial zones

Washoe County planning staff on May 12 proposed and the Board of County Commissioners moved forward on a package of housing measures aimed at increasing smaller, more affordable unit types and allowing multifamily uses in commercial zones.

Oakley of Washoe County Planning introduced Bill 1948, a draft amendment that would allow a 25% density increase for dwelling units under 1,200 square feet in suburban and urban zones (excluded: Tahoe basin and rural zones). Staff cited long‑term trends in household size and unit square footage and presented traffic and building‑bulk analyses that staff said support the incentive.

The Planning Commission had unanimously recommended approval and the board introduced Bill 1948 for a future hearing.

Separately, after a second reading the board adopted Ordinance 1755 to implement state AB241 locally by permitting multifamily residential and mixed‑use housing types by right in specified commercial zones. The ordinance establishes density maxima (for example, neighborhood commercial up to nine units per acre; general and tourist commercial up to 14 units per acre), requires minimum commercial percentages for mixed‑use projects, caps residential/mixed‑use heights at 35 feet without a special use permit, and preserves standard requirements for parking, utilities and landscaping.

Supporters and some public commenters framed the incentives as ways to create “missing‑middle” housing and opportunities for first‑time buyers and seniors. Pat Davidson, a resident who testified, said the proposal “screams first‑time home buyer or senior empty nester” and urged support. Commissioners asked staff to return with implementation feedback after the measures move into effect so the board can monitor whether the incentives are producing the intended housing types.

Ordinance 1755 passed unanimously; Bill 1948 was introduced for later consideration with a public hearing to follow.